Roxbourne · Harrow · Harrow West constituency · 51.57157, -0.36351

HA2 0EZ— Roxbourne, Harrow

Location and area intelligence for HA2 0EZ, Roxbourne, Harrow

Strong, well-rated schools nearby

 

Schools 100%Safety 76/100Transport 28/100Yield 4.00%⚠ Knotweed sites nearby

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
53
Safety
76
Schools
90
Transport
28
Environment
45
Investment
47

The bottom line

HA2 0EZ offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catches: 57 min to london bridge — 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

HA2 0EZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-5.7% vs London avg
vs London crime-14.0% vs London avg

Deep-dive guides for HA2 0EZ

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How HA2 0EZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Grange Primary School

Good · Inspected Apr 2023 · 4 min walk

KS2: 108.3

—

Secondary

Whitmore High School

Not yet inspected · Inspected Mar 2025 · 9 min walk

P8: +0.76A8: 54.7

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

55.8 incidents per 1,000 residents

Better than 58% of London
↑ Rising 223.7%

-3% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour24%
Other24%
Vehicle crime9%
Drug offences7%
Theft3%
Burglary2%
Robbery1%

Stop & search

1.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 1.9km

Crime is 14% below London average

Property

Prices, sales volume and market trends

Avg floor area61.3 m²

EPC breakdown

B
2%
C
5%

Based on 7 properties · Confidence: low

Street mix

Flat 100%

LHA rates — North West London

Shared room£621/mo
1 bedroom£1100/mo
2 bedrooms£1350/mo
3 bedrooms£1680/mo
4 bedrooms£2100/mo

Current mortgage rates

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

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£153,250
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,799
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2010–2021 · CAGR

+4.9%

Total change

+69%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.3%

per year

Acceleration

+30.56

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 8 sales

Property Type Mix

Total: 8 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2010–2010£195k£195k+0%3
Help-to-Buy recovery2014–2015£275k£289k+5.2%1
Brexit uncertainty2019–2019£345k£345k+0%1
Pandemic surge2020–2021£289k£330k+14.3%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Rayners Lane Underground StationMetropolitan line
7.9 min walk
Northolt Park

Nearby stations

Rayners Lane Underground StationMetropolitan · Piccadilly
8 min walk
South Harrow Underground StationPiccadilly
13 min walk
West Harrow Underground StationMetropolitan
14 min walk
North Harrow Underground StationMetropolitan
19 min walk
Northolt ParkNational Rail
20 min walk
No bus stops within 400m

15

Walkability score

13

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★57 min
Victoria60 min ↑
Waterloo60 min ↑
Canary Wharf67 min ↑
City58 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park184m
Santander docks (800m)0
Nearest cycle dock10.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 Mbps
Superfast coverage100%
All operators 5G90%

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: 13.0 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: 14.9 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Harrow Weald SSSI — 5.9 km

Energy

Solar: 853 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

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

1,510 hrs/yr

Sunshine

615 mm/yr

Rainfall

22.4°C

Summer avg

2.8°C

Winter avg

Solar yield853.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ROXBOURNE MEDICAL CENTRE

37 RAYNERS LANE, SOUTH HARROW, HA2 0UE

6 min walk

67%

Recommend GP

67%

Overall GP experience

7

GPs within 1km

3

Dentists within 1km

Nearest hospitalCygnet Hospital · 1.8 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Man of Aran (545 m)

Nearest supermarketMoon Cash & Carry · 594 m
5 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
608 licensed premises in borough231 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

596m

Post office

Nearby shops

Tesco Express514 m
TSK Cash and Carry531 m
Odeon News539 m
Yarlkani Food and Wine582 m

Nearby cafes

Costa653 m
Scoopers733 m
Parkview Cafe908 m

Nearby restaurants

Fab's Peri Peri545 m
Food Corner546 m
Pizza Hut Delivery548 m
Rasa Bojun558 m

Nearby pubs

The Man of Aran545 m
Maya Pub625 m
The Village Inn776 m
Club 2000819 m

Nearby gyms

Harrow Town Sports Club463 m
Rayners Mead Outdoor Gym902 m

Nearby pharmacies

Jade Pharmacy578 m
Shaftesbury Pharmacy626 m
Healthways Pharmacy762 m

Nearby health

Roxburgh Medical Centre512 m
GP Direct523 m
Smile 360 Dental Practice528 m
Revital Dental Care625 m
Food hygiene (5-star)57% of 14

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

EFFICIENTIA DIGITAL LIMITED

Investment

Investment grade, yield and market outlook

47

Investment score

Moderate

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

Avg monthly rent
£1,500London avg: £1,950/mo
Gross yield
4.0% (average)London avg: 3.8%Above average yield
Gentrification score13/100
Right-to-buy sales (5yr)Owner-occupier growth signal79

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

20.6

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,118m
Crossrail 2 route16,701m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,621 nationally

2,206

Est. population

21,705/km²

61%

Employed

47%

Degree educated

£39,600

Median income

7.3%

Claimant rate

SuburbanVery high densityMixed

46

Community stability

Age profile

28%
25%
25%
15%
Under 1828%
18–3426%
35–4925%
50–6415%
65+7%

Tenure

33%
49%
Own outright4%
Own (mortgage)33%
Private rent13%
Social rent49%
Shared ownership1%
Rent free0%

Ethnicity

14%
42%
22%
White British14%
White Other8%
Asian42%
Black22%
Mixed5%
Other10%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine21%
No car household34%
Unemployed7%
No qualifications17%

Housing tenure (Census 2021)

Social rent49%
Private rent12%

vs. London

Income vs London-5.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (3 years)
4
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
10
Largest scheme
254 homes · 1, 1, Strongbridge Close, Harrow, HA2 0TZ
Pipeline pressure
NONE

Named schemes (500m)

1, 1, Strongbridge Close, Harrow, HA2 0TZ254 homes
completed
RAYNERS LANE ESTATE, RAYNERS LANE ESTATE, RAYNERS LANE, HA2 0XT144 homes
completed
NEWTON FARM EAST, NEWTON FARM EAST, RAYNERS LANE, HA2130 homes
completed
Phase B, Rayners Lane Estate, Phase B, Rayners Lane Estate, Rayners Lane, Goldsmiths Close, Harrow, HA2 0XT106 homes
completed
Phase G West (Blocks 1, 2 & 3), Rayners Lane Estate, Phase G West (Blocks 1, 2 & 3), Rayners Lane Estate, Rayners Lane, HA2 0UZ82 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
21.8%
Ward turnout
72%
Election year
2026
MP
Gareth Thomas (Labour (Co-op))
MP majority
6,642
Constituency
Harrow West

Councillors

Graham HensonLabour
Maxine HensonLabour

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Key facts for HA2 0EZ

Full postcodeHA2 0EZ
Postcode districtHA2
BoroughLondon Borough of Harrow
WardRoxbourne
Latitude51.571568
Longitude-0.363506
Parliamentary constituencyHarrow West
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