Roxeth · Harrow · Harrow West constituency · 51.56604, -0.35593

HA2 8DN— Roxeth, Harrow

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 45/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
61
Safety
74
Schools
90
Transport
45
Environment
45
Investment
51

The bottom line

HA2 8DN 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 8DN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
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 8DN

🛡️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

“High-connectivity investment target”

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How HA2 8DN 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 · 6 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 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 7 min walk

3 primaries · 1 secondaries · 1 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

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

Crime is +9% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£6,747/m²
Price per ft²£627/ft²
Avg floor area39.2 m²

EPC breakdown

C
9%
D
10%
E
3%

Based on 22 properties · Confidence: medium

Street mix

Semi 2%Terraced 12%Flat 85%

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£98,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,024
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.3%

Total change

+398%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.0%

per year

Acceleration

-16.54

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 33 sales

Property Type Mix

Total: 33 sales

Semi-detached3%
Terraced15.2%
Flat/maisonette81.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£58k£81k+40.4%1.7
Post-dot-com plateau2003–2004£132k£144k+8.9%2
Pre-crash peak2005–2007£131k£165k+26%1.3
GFC & correction2009–2009£120k£120k+0%1
Help-to-Buy recovery2015–2016£250k£270k+8%1
Brexit uncertainty2017–2019£240k£250k+4%1
Pandemic surge2021–2021£235k£235k+0%1
Rate-rise correction2022–2023£175k£253k+44.6%2.5
Current market2024–2026£223k£289k+29.9%1.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.1% alpha

Flat/maisonette-0.1% α
Local
5.8%
District
5.9%

CAGR over 28yr 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
Sales Volume75
Trend Position40

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
3.2 min walk
Northolt Park

Nearby stations

South Harrow Underground StationPiccadilly
3 min walk
Northolt ParkNational Rail
12 min walk
Rayners Lane Underground StationMetropolitan · Piccadilly
18 min walk
West Harrow Underground StationMetropolitan
19 min walk
Sudbury Hill Underground StationPiccadilly
21 min walk
No bus stops within 400m

44

Walkability score

22

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

12

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)88
Nearest car park271m
Santander docks (800m)0
Nearest cycle dock9.6 km

Nearby car parks

🅿️
Iceland Parking
271m
🅿️
Aldi Parking
394m
🅿️
South Harrow Stn (LUL)76 spaces· yes
402m
🅿️
The Half Moon Pub Parking12 spaces
787m

Connectivity

Broadband and mobile coverage

100%

Full fibre

36%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed246 Mbps
Median download242 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 waterMEDIUM
Medium
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 AONB11% green spaceTree canopy: 40%
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

4 min walk

5

GPs within 1km

4

Dentists within 1km

Nearest hospitalCygnet Hospital · 1.3 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

23

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

5

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

14

Convenience

Nearest supermarketIceland · 277 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)

358m

Post office

Nearby shops

Harrow Convenience Store222 m
South Harrow Food & Wine224 m
Drinks & Snacks Xpress228 m
South Harrow Fruit & Veg249 m

Nearby cafes

Costa Coffee235 m
222 Café238 m
CaffCafe330 m

Nearby restaurants

Maruthi Express208 m
Sambal Kitchen & Diner248 m
Kebabish259 m
George's Fish & Chips260 m

Nearby pubs

The Star312 m
The Shawl352 m
O'Donnell's Bar646 m
Maya Pub682 m

Nearby gyms

MBA Fitness233 m

Nearby pharmacies

Stratwicks222 m
S&A Pharmacy252 m
Superdrug276 m
Boots311 m

Nearby health

GP Direct93 m
Bay Osteopath170 m
Bridge Dental Practice237 m
Bridge Dental Care284 m
Food hygiene (5-star)36% of 121

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

51

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 months1

Rental market

High

Demand

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

51.4

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,387m
Crossrail 2 route16,027m

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

Inner cityHigh 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)
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)
72
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
Townsend House & Eaton House, Townsend House & Eaton House, Northolt Road, South Harrow, HA2 0PG116 homes
completed
204-206, 204-206, NORTHOLT ROAD, SHERWOOD ROAD (19-21), HA2 8AW59 homes
completed
332, 332, Northolt Road, South Harrow, HA2 8ES50 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 8DN

Full postcodeHA2 8DN
Postcode districtHA2
BoroughLondon Borough of Harrow
WardRoxeth
Latitude51.566040
Longitude-0.355928
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