Colham & Cowley · Hillingdon · Uxbridge and South Ruislip constituency · 51.52674, -0.46069

UB8 3WT— Colham & Cowley, Hillingdon

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

 

Schools 67%Safety 70/100Transport 9/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
43
Safety
70
Schools
40
Transport
9
Environment
52
Investment
32

The bottom line

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

The catch: 75 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB8 3WT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+4.5% vs London avg
vs London crime+98.0% vs London avg

Deep-dive guides for UB8 3WT

🛡️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
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How UB8 3WT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

40

Education score

Fair for families
★ Top school within 1km
—

Primary

Colham Manor Primary School

Not yet inspected · 7 min walk

KS2: 104.3

—

Secondary

Bishopshalt School

Not yet inspected · 8 min walk

P8: +1.06A8: 59.2

67% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Below London average

Childcare

★★

Childcare

McMillan Nursery School

Good · 24 min walk

2 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

128.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+71% vs borough

Crime by type

Other36%
Violence & sexual offences26%
Anti-social behaviour15%
Vehicle crime8%
Theft6%
Drug offences4%
Burglary3%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 835m

Crime is +98% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£4,218/m²
Price per ft²£392/ft²
Avg floor area75.5 m²

EPC breakdown

B
8%
C
28%

Based on 36 properties · Confidence: high

Street mix

Terraced 29%Flat 71%

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£188,750
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,284
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2025 · CAGR

+1.3%

Total change

+31%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.2%

per year

Acceleration

-30.27

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £300k–£350k · 79 sales

Property Type Mix

Total: 79 sales

Terraced29.1%
Flat/maisonette70.9%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£225k£225k+0%33
Pre-crash peak2005–2007£250k£180k-28%4
GFC & correction2009–2012£175k£285k+62.9%1.5
Help-to-Buy recovery2014–2015£224k£248k+10.6%4
Brexit uncertainty2017–2019£300k£298k-0.8%2.7
Pandemic surge2020–2021£440k£260k-40.9%2
Rate-rise correction2022–2023£463k£269k-41.9%4
Current market2024–2025£325k£295k-9.2%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.5% alpha

Weakest performer

Terraced

-1.5% alpha

Flat/maisonette-1.5% α
Local
1.3%
District
2.8%
Terraced-1.5% α
Local
2.5%
District
4%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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

Nearby stations

West Drayton Rail StationGreat Western Railway · Elizabeth line
25 min walk
West DraytonNational Rail
25 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
31 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
39 min walk
Iver Rail StationGreat Western Railway · Elizabeth line
47 min walk
No bus stops within 400m

20

Walkability score

70

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

12

Car parks (800m)

0

EV chargers (800m)

Nearest car park33m
Santander docks (800m)0
Nearest cycle dock15.7 km

Nearby car parks

🅿️
Car Park B· yes
155m
🅿️
Car Park A
156m
🅿️
Car Park D
225m
🅿️
Car Park E· yes
237m
🅿️
Car Park C
313m
🅿️
Brunel Sports Area Parking
344m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 20.4 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 10%
More green space than 89% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 4.2 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

1 min walk

2

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 81 m
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

56

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

14

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Turk's Head (697 m)

Nearest supermarketHillingdon Food Centre · 917 m
13 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)

165m

Post office

Nearby shops

McColl's161 m
Tesco Express175 m
Yiewsley Superstore1.0 km
Falling Lane Local Store1.0 km

Nearby cafes

Starbucks843 m

Nearby restaurants

Jin Li186 m
The Prince of Wales879 m
New Moon House960 m
Bombay Spice1.0 km

Nearby pubs

The Turk's Head697 m
The Red Lion908 m
The Vine Inn989 m

Nearby gyms

Indoor Athletics Centre (IAC)884 m

Nearby health

Hillingdon Hospital142 m
West London Medical Centre517 m
Food hygiene (5-star)64% of 25

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ESSIAH GROUP LIMITED
HAMMALANI LIMITED
IMP MOTORS LTD
LKL CAR HIRE LTD
SWIFT HIVE LTD

Investment

Investment grade, yield and market outlook

32

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

37.5

Price growth score

D
High

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,257m
Crossrail 2 route21,097m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,920 nationally

2,323

Est. population

6,107/km²

64%

Employed

44%

Degree educated

£43,900

Median income

6.4%

Claimant rate

SuburbanMedium densityOwner occupiers / families

47

Community stability

Age profile

21%
26%
21%
21%
Under 1821%
18–3426%
35–4921%
50–6421%
65+12%

Tenure

29%
33%
27%
Own outright29%
Own (mortgage)33%
Private rent28%
Social rent10%
Shared ownership0%
Rent free0%

Ethnicity

39%
32%
White British39%
White Other9%
Asian32%
Black8%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine17%
No car household21%
Unemployed5%
No qualifications14%

Housing tenure (Census 2021)

Private rent28%
Social rent10%

vs. London

Income vs London+4.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
7
Local approval rate
85%
Borough approval rate
84%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

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

Named schemes (500m)

HILLINGDON HOSPITAL, PIELD HEATH ROAD, HILLINGDON, UB8 3NN327 homes
not_started
LAND AT HOLLY COTTAGE, LAND AT HOLLY COTTAGE, PIELD HEATH ROAD, UB810 homes
completed
Pield Heath Road, Brunel, UB3 3NQ9 homes
completed
92, 92, Pield Heath Road, Hillingdon, UB8 3NJ6 homes
completed
54a, 54a, Copperfield Avenue, Hillingdon, UB8 3NX4 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 3WT

Full postcodeUB8 3WT
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardColham & Cowley
Latitude51.526736
Longitude-0.460691
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
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