Roxeth · Harrow · Harrow West constituency · 51.56349, -0.35699

HA2 8BU— Roxeth, Harrow

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

High-connectivity investment target

 

Schools 80%Safety 62/100Transport 44/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
53
Safety
62
Schools
90
Transport
44
Environment
49
Investment
53

The bottom line

HA2 8BU offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

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

Less suited to Families.

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Location

HA2 8BU

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+12.1% vs London avg
vs London crime+116.0% vs London avg

Deep-dive guides for HA2 8BU

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

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“High-connectivity investment target”

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How HA2 8BU 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 · 3 min walk

KS2: 102.3

—

Secondary

Whitmore High School

Not yet inspected · Inspected Mar 2025 · 14 min walk

P8: +0.76A8: 54.7

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

140.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 316.9%

+145% vs borough

Crime by type

Other35%
Violence & sexual offences22%
Anti-social behaviour14%
Robbery8%
Theft7%
Vehicle crime7%
Burglary4%
Drug offences3%

Stop & search

2.1

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) · 1.0km

Crime is +116% 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£6,059/m²
Price per ft²£563/ft²
Avg floor area112.3 m²

EPC breakdown

C
2%
D
7%
E
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 87%Terraced 13%

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£280,750
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)
RoofPitched, 300 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

1995–2025 · CAGR

+6.3%

Total change

+519%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.0%

per year

Acceleration

+6.94

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £250k–£300k · 15 sales

Property Type Mix

Total: 15 sales

Semi-detached86.7%
Terraced13.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£106k£123k+15.8%1.7
Post-dot-com plateau2001–2004£167k£250k+49.7%1
Pre-crash peak2007–2007£305k£305k+0%3
Help-to-Buy recovery2015–2015£470k£470k+0%1
Brexit uncertainty2017–2018£557k£585k+5%1
Current market2025–2025£655k£655k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-2.6% alpha

Semi-detached-2.6% α
Local
8.8%
District
11.4%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

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 4

Good

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

Nearby stations

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

48

Walkability score

14

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

10

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)76
Nearest car park91m
Santander docks (800m)0
Nearest cycle dock9.6 km

Nearby car parks

🅿️
Iceland Parking
91m
🅿️
Aldi Parking
101m
🅿️
South Harrow Stn (LUL)76 spaces· yes
415m

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: 14.1 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 31%
More green space than 81% of London

Nearest SSSI: Harrow Weald SSSI — 6.7 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

1 min walk

5

GPs within 1km

3

Dentists within 1km

Nearest hospitalCygnet Hospital · 1.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

16

Parks (1km)

23

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

5

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

12

Convenience

Nearest supermarketAbis Cash & Carry · 127 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

128m

Post office

Nearby shops

Cake Box114 m
S.S. Afghan Bazar118 m
Valampuri Cash & Carry129 m
Super Shop136 m

Nearby cafes

CaffCafe94 m
Costa Coffee193 m
222 Café319 m

Nearby restaurants

Subway106 m
Jaflong128 m
Nando's129 m
Think Fish132 m

Nearby pubs

The Shawl96 m
O'Donnell's Bar353 m
The Star414 m
Maya Pub974 m

Nearby gyms

MBA Fitness198 m

Nearby pharmacies

Boots141 m
Superdrug181 m
S&A Pharmacy230 m
Stratwicks256 m

Nearby health

Bridge Dental Care167 m
Bay Osteopath192 m
GP Direct204 m
Bridge Dental Practice315 m
Food hygiene (5-star)34% of 122

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

AYCS HEALTHCARE ANALYTICS LIMITED
FLYING EAGLE ESTATES LTD
HAQ PROPERTY ENTERPRISE LIMITED
ORANGE SKY SERVICES LIMITED
SACREDCREATIONS LTD

+1 more

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 score17/100
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

34.4

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,342m
Crossrail 2 route16,026m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,446 nationally

1,930

Est. population

17,413/km²

56%

Employed

34%

Degree educated

£47,100

Median income

10.4%

Claimant rate

Inner cityVery high densityRenters

33

Community stability

Age profile

25%
23%
22%
17%
13%
Under 1825%
18–3423%
35–4922%
50–6417%
65+13%

Tenure

20%
22%
48%
Own outright20%
Own (mortgage)22%
Private rent48%
Social rent9%
Shared ownership1%

Ethnicity

15%
51%
13%
White British10%
White Other15%
Asian51%
Black8%
Mixed3%
Other13%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine26%
No car household39%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Private rent48%
Social rent9%

vs. London

Income vs London+12.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
5
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)

204-206, 204-206, NORTHOLT ROAD, SHERWOOD ROAD (19-21), HA2 8AW59 homes
completed
332, 332, Northolt Road, South Harrow, HA2 8ES50 homes
completed
LAND REAR OF, 60-80 AND AT 68-70, LAND REAR OF, 60-80 AND AT 68-70, DUDLEY ROAD, HA2 0PR18 homes
completed
15-19, 15-19, CORBINS LANE, HA2 8EL18 homes
completed
25 & 25A, 25 & 25A, Corbins Lane, Harrow, HA2 8EL10 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 8BU

Full postcodeHA2 8BU
Postcode districtHA2
BoroughLondon Borough of Harrow
WardRoxeth
Latitude51.563492
Longitude-0.356986
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