Colham & Cowley · Hillingdon · Uxbridge and South Ruislip constituency · 51.52300, -0.46690

UB8 3UH— Colham & Cowley, Hillingdon

Location and area intelligence for UB8 3UH, Colham & Cowley, Hillingdon

The family fortress

 

Schools 67%Safety 79/100Transport 12/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
43
Safety
79
Schools
56
Transport
12
Environment
50
Investment
35

The bottom line

UB8 3UH offers low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: 75 min to waterloo — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB8 3UH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.6% vs London avg
vs London crime+18.0% vs London avg

Deep-dive guides for UB8 3UH

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 Good Schools🌳 Good Parks🔒 Very Safe

“The family fortress”

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How UB8 3UH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

56

Education score

Good for families
★ Top school within 1km
—

Primary

Colham Manor Primary School

Not yet inspected · 8 min walk

KS2: 104.3

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 7 min walk

P8: -0.27A8: 40.7

67% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Below London average

Childcare

★★

Childcare

McMillan Nursery School

Good · 27 min walk

3 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

76.4 incidents per 1,000 residents

Higher crime than 58% of London
→ Stable

+2% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour26%
Other20%
Vehicle crime12%
Burglary7%
Drug offences4%
Theft1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 1.4km

Crime is +18% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

UB8 district median

£425,000

Based on 168 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£5,818/m²
Price per ft²£541/ft²
Avg floor area39.3 m²

EPC breakdown

C
14%
D
11%
E
2%

Based on 27 properties · Confidence: medium

Street mix

Semi 7%Flat 93%

LHA rates — Outer West London

Shared room£576/mo
1 bedroom£1000/mo
2 bedrooms£1300/mo
3 bedrooms£1475/mo
4 bedrooms£1800/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield860 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£98,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,661
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+5.2%

Total change

+289%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.9%

per year

Acceleration

-12.15

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £125k–£150k · 49 sales

Property Type Mix

Total: 49 sales

Semi-detached6.1%
Flat/maisonette93.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£55k£75k+35.8%3.3
Post-dot-com plateau2001–2004£92k£134k+45.7%3.5
Pre-crash peak2005–2006£126k£131k+3.6%2.5
GFC & correction2009–2011£137k£138k+0.7%1.3
Help-to-Buy recovery2013–2016£158k£234k+48.1%2
Brexit uncertainty2017–2018£265k£200k-24.5%1
Pandemic surge2021–2021£226k£226k+0%2
Rate-rise correction2022–2023£240k£215k-10.4%1.5
Current market2024–2025£228k£215k-5.9%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.2% alpha

Flat/maisonette-0.2% α
Local
5.6%
District
5.8%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
West Drayton Rail StationGreat Western Railway line
17.8 min walk
West Drayton

Nearby stations

West Drayton Rail StationGreat Western Railway · Elizabeth line
19 min walk
West DraytonNational Rail
19 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
34 min walk
Iver Rail StationGreat Western Railway · Elizabeth line
40 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
45 min walk
No bus stops within 400m

9

Walkability score

24

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge77 min ↑
Victoria80 min ↑
Waterloo ★75 min
Canary Wharf78 min ↑
City78 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

11

Car parks (800m)

0

EV chargers (800m)

Nearest car park240m
Santander docks (800m)0
Nearest cycle dock16.1 km

Nearby car parks

🅿️
Car Park C
290m
🅿️
Car Park E· yes
440m
🅿️
Car Park A
465m
🅿️
Car Park D
517m
🅿️
Car Park B· yes
597m
🅿️
Brunel Sports Area Parking
644m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G82%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 38.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 55% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 20.8 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 22%
More green space than 83% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 4.5 km

Energy

Solar: 860 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,570 hrs/yr

Sunshine

577 mm/yr

Rainfall

23.3°C

Summer avg

2.9°C

Winter avg

Solar yield860.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

EMERGENCY PALLIATIVE CARE OOH

THE FURZE, HILLINGDON HOSPITAL, PIELD HEATH ROAD, UB8 3NN

7 min walk

4

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 525 m
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

46

Parks (1km)

3

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: George & Dragon (1.0 km)

Nearest supermarketFamily Sari Sari Store · 1.1 km
7 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
876 licensed premises in borough425 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

668m

Post office

Nearby shops

Yiewsley Superstore651 m
Falling Lane Local Store653 m
Dhami Wine Store656 m
McColl's665 m

Nearby restaurants

Afghan Delights650 m
Mamma Mia652 m
Western Fried Chicken & Fish653 m
Grill Shack654 m

Nearby pubs

George & Dragon1.0 km

Nearby gyms

Indoor Athletics Centre (IAC)1.1 km
Brunel University Sports Centre1.2 km

Nearby health

Hillingdon Hospital472 m
Food hygiene (5-star)58% of 19

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

SAMARGIU LIMITED

Investment

Investment grade, yield and market outlook

35

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
3.8% (average)London avg: 3.8%Above average yield
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

33.6

Price growth score

D
High

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,632m
Crossrail 2 route21,286m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,991 nationally

1,845

Est. population

14,715/km²

63%

Employed

35%

Degree educated

£43,500

Median income

6.0%

Claimant rate

SuburbanHigh densityRenters

34

Community stability

Age profile

26%
24%
25%
18%
Under 1826%
18–3424%
35–4925%
50–6418%
65+7%

Tenure

14%
24%
40%
20%
Own outright14%
Own (mortgage)24%
Private rent40%
Social rent20%
Shared ownership2%
Rent free0%

Ethnicity

42%
14%
24%
White British42%
White Other14%
Asian24%
Black10%
Mixed4%
Other7%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine24%
No car household30%
Unemployed6%
No qualifications18%

Housing tenure (Census 2021)

Private rent40%
Social rent20%

vs. London

Income vs London+3.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
4
Local approval rate
100%
Borough approval rate
84%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
327
Under construction
0
Completed (3yr)
6
Largest scheme
327 homes · HILLINGDON HOSPITAL, PIELD HEATH ROAD, HILLINGDON, UB8 3NN
Pipeline pressure
HIGH

Named schemes (500m)

LAND AT, LAND AT, LOWDELL CLOSE, UB7132 homes
completed
FORMER ALLOTMENT LAND, FORMER ALLOTMENT LAND, ROYAL LANE, UB749 homes
completed
YIEWSLEY COMMUNAL GARDENS, YIEWSLEY COMMUNAL GARDENS, FALLING LANE, GORSE WALK, UB716 homes
completed
THE LEAS STADIUM, THE LEAS STADIUM, FALLING LANE, UB7 8AD14 homes
completed
33 and 33A, 33 and 33A, The Coppice, West Drayton, UB7 8DS2 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
16.7%
Ward turnout
36%
Election year
2022
MP
Danny Beales (Labour)
MP majority
587
Constituency
Uxbridge and South Ruislip

Councillors

Shehryar Ahmad-WallanaConservative
Roy ChamdalConservative
Ekta Rajesh GohilConservative

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Key facts for UB8 3UH

Full postcodeUB8 3UH
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardColham & Cowley
Latitude51.522995
Longitude-0.466900
Parliamentary constituencyUxbridge and South Ruislip
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey