Colham & Cowley · Hillingdon · Uxbridge and South Ruislip constituency · 51.51906, -0.45514

UB8 3XF— Colham & Cowley, Hillingdon

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

London's quiet achiever

 

Schools 50%Safety 81/100Transport 11/100Yield 3.81%

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
43
Safety
81
Schools
46
Transport
11
Environment
86
Investment
48

The bottom line

UB8 3XF offers low crime, fast broadband and a green environment — strong value for Owner-occupiers who can accept its trade-offs.

The catch: 67 min to waterloo — above average for this zone.

Less suited to Families.

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Location

UB8 3XF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.4% vs London avg
vs London crime-1.0% vs London avg

Deep-dive guides for UB8 3XF

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How UB8 3XF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

46

Education score

Fair for families
—

Primary

Colham Manor Primary School

Not yet inspected · 5 min walk

KS2: 104.3

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 5 min walk

P8: -0.27A8: 40.7

50% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

★★

Childcare

McMillan Nursery School

Good · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

64.2 incidents per 1,000 residents

Better than 51% of London
→ Stable

-15% vs borough

Crime by type

Violence & sexual offences32%
Other28%
Anti-social behaviour16%
Vehicle crime12%
Drug offences6%
Theft3%
Robbery3%
Burglary3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 1.5km

Crime is 1% below London average

Property

Prices, sales volume and market trends

Avg floor area69.5 m²

EPC breakdown

B
6%
C
48%
D
5%

Based on 59 properties · Confidence: high

Street mix

Flat 100%

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

Energy & construction

Solar yield860 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£173,750
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,869
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2010–2023 · CAGR

+1.6%

Total change

+22%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.3%

per year

Acceleration

-1.15

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £150k–£175k · 11 sales

Property Type Mix

Total: 11 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2010–2012£192k£157k-18.1%2.7
Help-to-Buy recovery2016–2016£295k£295k+0%1
Brexit uncertainty2017–2017£265k£265k+0%1
Rate-rise correction2023–2023£235k£235k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-8.1% alpha

Flat/maisonette-8.1% α
Local
-11.5%
District
-3.4%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
18.6 min walk
West Drayton

Nearby stations

West Drayton Rail StationGreat Western Railway · Elizabeth line
19 min walk
West DraytonNational Rail
19 min walk
Hayes & Harlington Rail StationElizabeth line · Great Western Railway
37 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
43 min walk
Iver Rail StationGreat Western Railway · Elizabeth line
47 min walk
No bus stops within 400m

8

Walkability score

29

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge70 min ↑
Victoria72 min ↑
Waterloo ★67 min
Canary Wharf71 min ↑
City72 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park183m
Santander docks (800m)0
Nearest cycle dock15.2 km

Nearby car parks

🅿️
Car Park D
718m
🅿️
Car Park E· yes
745m
🅿️
Car Park B· yes
784m

Connectivity

Broadband and mobile coverage

100%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed486 Mbps
Median download444 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: 25.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 20.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 5.1 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): None recorded

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

WEST LONDON MEDICAL CENTRE

20 PIELD HEATH ROAD, UB8 3NG

9 min walk

68%

Recommend GP

68%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 885 m
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

18

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

No restaurants within 800m — nearest: Bombay Spice (600 m)

Nearest supermarketHillingdon Food Centre · 1.4 km

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)

811m

Post office

Nearby shops

Yiewsley Superstore589 m
Falling Lane Local Store609 m
Tesco Express807 m
McColl's813 m

Nearby restaurants

Bombay Spice600 m
Grill Shack603 m
Western Fried Chicken & Fish619 m
Jin Li779 m

Nearby health

West London Medical Centre755 m
Hillingdon Hospital845 m
Food hygiene (5-star)69% of 13

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

E

High street health

Registered businesses

AFROOZ INNOVATIONS LTD
FIND LOADS LTD
G SQUARE CONSULTANTS LIMITED
MAVIRO LTD
MMEC LIMITED

Investment

Investment grade, yield and market outlook

48

Investment score

Moderate

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

14

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,774m
Crossrail 2 route20,361m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,908 nationally

1,870

Est. population

4,166/km²

57%

Employed

34%

Degree educated

£39,300

Median income

3.6%

Claimant rate

SuburbanMedium densityMixed

49

Community stability

Age profile

26%
20%
21%
17%
16%
Under 1826%
18–3420%
35–4921%
50–6417%
65+16%

Tenure

25%
33%
20%
21%
Own outright25%
Own (mortgage)33%
Private rent20%
Social rent21%
Shared ownership1%

Ethnicity

41%
31%
White British41%
White Other9%
Asian31%
Black9%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine22%
No car household24%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Social rent21%
Private rent20%

vs. London

Income vs London-6.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
5
Local approval rate
67%
Borough approval rate
84%
Historic landfill (400m)
4
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
3
Largest scheme
69 homes · GOULD'S GREEN SITES A & B, ADJACENT, GOULD'S GREEN SITES A & B, ADJACENT, STOCKLEY ROAD, PARK VIEW ROAD, UB8
Pipeline pressure
NONE

Named schemes (500m)

GOULD'S GREEN SITES A & B, ADJACENT, GOULD'S GREEN SITES A & B, ADJACENT, STOCKLEY ROAD, PARK VIEW ROAD, UB869 homes
completed
LAND AT AND BETWEEN, 60 & 62, LAND AT AND BETWEEN, 60 & 62, ASHWOOD AVENUE, UB810 homes
completed
67, 67, PARK VIEW ROAD, HILLINGDON, UB8 3LL9 homes
completed
1, 1, Pinewood Avenue, Uxbridge, UB8 3LW2 homes
completed
SITE ADJACENT TO 1 EVELYNS CLOSE, UB8 3LR2 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 3XF

Full postcodeUB8 3XF
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardColham & Cowley
Latitude51.519064
Longitude-0.455141
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