Roxeth · Harrow · Harrow West constituency · 51.56609, -0.35343

HA2 8AW— Roxeth, Harrow

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

The practical family move

 

Schools 75%Safety 77/100Transport 47/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
58
Safety
77
Schools
90
Transport
47
Environment
46
Investment
53

The bottom line

HA2 8AW 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.

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Location

HA2 8AW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+8.3% vs London avg
vs London crime-18.0% vs London avg

Deep-dive guides for HA2 8AW

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How HA2 8AW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

The Welldon Park Academy

Good · Inspected Jun 2023 · 7 min walk

KS2: 102.3

—

Secondary

Whitmore High School

Not yet inspected · Inspected Mar 2025 · 10 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 · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

53.3 incidents per 1,000 residents

Better than 60% of London
↑ Rising 377.3%

-7% vs borough

Crime by type

Other33%
Anti-social behaviour26%
Violence & sexual offences21%
Vehicle crime6%
Robbery5%
Burglary5%
Theft4%
Drug offences1%

Stop & search

1.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 1.3km

Crime is 18% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£8,613/m²
Price per ft²£800/ft²
Avg floor area56 m²

EPC breakdown

C
8%
D
20%
E
5%

Based on 33 properties · Confidence: high

Street mix

Semi 16%Terraced 44%Flat 36%Other 4%

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£140,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (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

1996–2026 · CAGR

+6.8%

Total change

+617%

Market Activity

Price Velocity & Acceleration

Current Velocity

-39.1%

per year

Acceleration

-113.73

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £100k–£125k · 48 sales

Property Type Mix

Total: 48 sales

Semi-detached18.8%
Terraced45.8%
Flat/maisonette35.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£68k£86k+26.5%2.8
Post-dot-com plateau2001–2004£97k£236k+143.3%2.2
Pre-crash peak2005–2007£181k£250k+38.3%2.5
GFC & correction2010–2012£250k£250k+0%1.7
Help-to-Buy recovery2013–2015£205k£425k+107.3%1.7
Brexit uncertainty2018–2019£433k£334k-22.9%1.5
Pandemic surge2021–2021£231k£231k+0%2
Rate-rise correction2022–2023£491k£470k-4.3%1
Current market2024–2026£458k£488k+6.4%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Weakest performer

Flat/maisonette

-0.7% alpha

Terraced+0% α
Local
8.2%
District
8.2%
Flat/maisonette-0.7% α
Local
5.8%
District
6.5%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
South Harrow Underground StationPiccadilly line
1.8 min walk
Northolt Park

Nearby stations

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

45

Walkability score

35

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)88
Nearest car park236m
Santander docks (800m)0
Nearest cycle dock9.5 km

Nearby car parks

🅿️
South Harrow Stn (LUL)76 spaces· yes
278m
🅿️
Iceland Parking
317m
🅿️
Aldi Parking
473m
🅿️
The Half Moon Pub Parking12 spaces
641m
🅿️
The White Horse
718m

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: 14.0 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Harrow Weald SSSI — 6.4 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

5 min walk

4

GPs within 1km

5

Dentists within 1km

Nearest hospitalCygnet Hospital · 1.1 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

22

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

5

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

14

Convenience

Nearest supermarketIceland · 302 m
7 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

389m

Post office

Nearby shops

Drinks & Snacks Xpress143 m
ES Food & Wine153 m
Ark Newsagents154 m
South Harrow Food & Wine160 m

Nearby cafes

222 Café133 m
Costa Coffee226 m
CaffCafe373 m

Nearby restaurants

George's Fish & Chips109 m
Charcoal Grill136 m
Chillies Caribbean Takeaway147 m
Tennessee Fried Chicken161 m

Nearby pubs

The Star160 m
The Shawl400 m
Salt Bar611 m
Maya Pub674 m

Nearby gyms

MBA Fitness221 m

Nearby pharmacies

Stratwicks169 m
S&A Pharmacy214 m
Superdrug269 m
Boots328 m

Nearby health

Bridge Dental Practice134 m
Bay Osteopath191 m
GP Direct200 m
Bridge Dental Care285 m
Food hygiene (5-star)35% of 120

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

H&J SAMEDAY COURIER LTD
S & S IMAGES LTD
S.T.SERVICED ACCOMMODATIONS LIMITED
VVR LIMITED

Investment

Investment grade, yield and market outlook

53

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 score16/100
Right-to-buy sales (5yr)Owner-occupier growth signal79
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

39.6

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,230m
Crossrail 2 route15,861m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,912 nationally

1,971

Est. population

22,036/km²

65%

Employed

48%

Degree educated

£45,500

Median income

9.9%

Claimant rate

Inner cityVery high densityRenters

29

Community stability

Age profile

28%
27%
27%
Under 1828%
18–3427%
35–4927%
50–6411%
65+7%

Tenure

24%
50%
Own outright10%
Own (mortgage)24%
Private rent50%
Social rent12%
Shared ownership4%

Ethnicity

17%
43%
White British12%
White Other18%
Asian43%
Black12%
Mixed5%
Other11%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine20%
No car household46%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Private rent50%
Social rent12%

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)
4
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)
70
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
Raebarn House, 86 - 100, Raebarn House, 86 - 100, Northolt Road, South Harrow, HA2 0BA150 homes
completed
Townsend House & Eaton House, Townsend House & Eaton House, Northolt Road, South Harrow, HA2 0PG116 homes
completed
Bovis House, 142, Bovis House, 142, Northolt Road, Harrow, HA2 0EG101 homes
completed
204-206, 204-206, NORTHOLT ROAD, SHERWOOD ROAD (19-21), HA2 8AW59 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

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Key facts for HA2 8AW

Full postcodeHA2 8AW
Postcode districtHA2
BoroughLondon Borough of Harrow
WardRoxeth
Latitude51.566086
Longitude-0.353430
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