Roxeth · Harrow · Harrow West constituency · 51.56730, -0.35810

HA2 8AG— Roxeth, Harrow

Location and area intelligence for HA2 8AG, Roxeth, Harrow

 

Schools 100%Safety 74/100Transport 33/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

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

Liveability
58
Safety
74
Schools
90
Transport
33
Environment
43
Investment
43

The bottom line

HA2 8AG offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 52 min to victoria — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how HA2 8AG scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how HA2 8AG meets your needs.

Location

HA2 8AG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+8.3% vs London avg
vs London crime+9.0% vs London avg

Deep-dive guides for HA2 8AG

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare HA2 8AG with:

Postcode Personality

🎓 School Smart🔒 Very Safe
Share:WhatsAppShare on X

How HA2 8AG 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 · 7 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 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

70.6 incidents per 1,000 residents

Higher crime than 54% of London
↑ Rising 436.4%

+23% vs borough

Crime by type

Violence & sexual offences31%
Anti-social behaviour21%
Vehicle crime17%
Other15%
Burglary7%
Drug offences5%
Theft3%
Robbery1%

Stop & search

1.2

per 1,000 residents

→ Stable

trend

Road safety

97

Road safety score

3

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 1.4km

Crime is +9% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

HA2 district median

£450,000

Based on 73 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£5,245/m²
Price per ft²£487/ft²
Avg floor area92.9 m²

EPC breakdown

C
6%
D
5%

Based on 11 properties · Confidence: medium

Street mix

Semi 13%Terraced 50%Flat 38%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£232,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,024
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+6.1%

Total change

+429%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.7%

per year

Acceleration

-47.78

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £175k–£200k · 16 sales

Property Type Mix

Total: 16 sales

Semi-detached12.5%
Terraced50%
Flat/maisonette37.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£93k£114k+22.6%2.3
Post-dot-com plateau2002–2004£195k£295k+51.3%1
Pre-crash peak2005–2005£183k£183k+0%1
GFC & correction2011–2011£190k£190k+0%1
Help-to-Buy recovery2014–2014£250k£250k+0%1
Rate-rise correction2023–2023£488k£488k+0%1
Current market2024–2025£620k£492k-20.7%1

Buyer vs Seller Score

Composite market conditions index 0–100

83out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
South Harrow Underground StationPiccadilly line
5.7 min walk
Northolt Park

Nearby stations

South Harrow Underground StationPiccadilly
6 min walk
Northolt ParkNational Rail
14 min walk
Rayners Lane Underground StationMetropolitan · Piccadilly
16 min walk
West Harrow Underground StationMetropolitan
18 min walk
Sudbury Hill Underground StationPiccadilly
24 min walk
No bus stops within 400m

30

Walkability score

23

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge55 min ↑
Victoria ★52 min
Waterloo58 min ↑
Canary Wharf65 min ↑
City61 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

13

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)76
Nearest car park373m
Santander docks (800m)0
Nearest cycle dock9.8 km

Nearby car parks

🅿️
Iceland Parking
444m
🅿️
Aldi Parking
524m
🅿️
South Harrow Stn (LUL)76 spaces· yes
606m

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 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: 14.3 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 81% of London

Nearest SSSI: Harrow Weald SSSI — 6.3 km

Energy

Solar: 853 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): 2

Landslide susceptibility: Medium

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 costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

PES@PARKER & HAMMOND, NWL

302 NORTHOLT ROAD, SOUTH HARROW, HA2 8EE

6 min walk

7

GPs within 1km

4

Dentists within 1km

Nearest hospitalCygnet Hospital · 1.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

23

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

5

Pharmacies (800m)

1

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Star (507 m)

Nearest supermarketIceland · 460 m
6 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

529m

Post office

Nearby shops

Harrow Convenience Store428 m
South Harrow Food & Wine430 m
Drinks & Snacks Xpress433 m
South Harrow Fruit & Veg442 m

Nearby cafes

Costa Coffee434 m
222 Café442 m
CaffCafe496 m
Parkview Cafe1.2 km

Nearby restaurants

Maruthi Express411 m
KFC449 m
Sambal Kitchen & Diner453 m
George's Fish & Chips454 m

Nearby pubs

The Star507 m
The Shawl513 m
Maya Pub590 m
O'Donnell's Bar768 m

Nearby gyms

MBA Fitness433 m

Nearby pharmacies

Stratwicks428 m
S&A Pharmacy455 m
Superdrug471 m
Boots495 m

Nearby health

GP Direct277 m
Roxburgh Medical Centre343 m
Bay Osteopath368 m
Bridge Dental Practice441 m
Food hygiene (5-star)38% of 121

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)
79

High street

E

High street health

Registered businesses

OPTIMUS CONSTRUCTION SERVICES LTD

Investment

Investment grade, yield and market outlook

43

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 score18/100
Right-to-buy sales (5yr)Owner-occupier growth signal79
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

44

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,581m
Crossrail 2 route16,209m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,450 nationally

1,671

Est. population

13,508/km²

58%

Employed

39%

Degree educated

£45,500

Median income

5.6%

Claimant rate

SuburbanHigh densityEstablished mixed

37

Community stability

Age profile

24%
23%
23%
16%
Under 1824%
18–3423%
35–4923%
50–6416%
65+13%

Tenure

24%
19%
37%
17%
Own outright24%
Own (mortgage)19%
Private rent37%
Social rent17%
Shared ownership2%

Ethnicity

14%
18%
45%
White British14%
White Other18%
Asian45%
Black10%
Mixed4%
Other9%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine22%
No car household26%
Unemployed7%
No qualifications21%

Housing tenure (Census 2021)

Private rent37%
Social rent17%

vs. London

Income vs London+8.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
1
Planning apps (3 years)
6
Local approval rate
0%
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
71
Largest scheme
180 homes · Biro House, TXU site & arches, Biro House, TXU site & arches, Stanley Road, Roxeth Green Avenue, South Harrow, HA2 8UW
Pipeline pressure
NONE

Named schemes (500m)

Biro House, TXU site & arches, Biro House, TXU site & arches, Stanley Road, Roxeth Green Avenue, South Harrow, HA2 8UW180 homes
completed
Phase E2, Rayners Lane Estate, 2, Serenity Close, Drinkwater Road & Coles Crescent, Harrow, HA2 0GR135 homes
completed
Phase F Rayners Lane Estate, 1-14 & 15-38, Phase F Rayners Lane Estate, 1-14 & 15-38, Swift Close, 1-8 & 9-16 Drinkwater Road, Harrow, HA2 0TJ55 homes
completed
Rayners Lane Estate, Rayners Lane Estate, Coles Crescent, Harrow, HA2 0XT39 homes
completed
Land at rear of 101 & 103, Land at rear of 101 & 103, Roxeth Green Avenue, Fentiman Way, HA2 8AB22 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
11.8%
Ward turnout
113%
Election year
2026
MP
Gareth Thomas (Labour (Co-op))
MP majority
6,642
Constituency
Harrow West

Councillors

Jerry MilesLabour and Co-operative Party
Peymana AssadLabour and Co-operative Party
Rashmi KaluLabour and Co-operative Party

Live in HA2 8AG? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for HA2 8AG.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Harrow with nearby boroughs:

Harrow vs BarnetHarrow vs HillingdonHarrow vs Brent

Similar postcodes

Frequently asked questions

📍 Track HA2 8AG

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for HA2 8AG

Full postcodeHA2 8AG
Postcode districtHA2
BoroughLondon Borough of Harrow
WardRoxeth
Latitude51.567302
Longitude-0.358104
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