Roxeth · Harrow · Harrow West constituency · 51.56516, -0.35270

HA2 8DW— Roxeth, Harrow

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

The practical family move

 

Schools 75%Safety 77/100Transport 48/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
58
Safety
77
Schools
90
Transport
48
Environment
47
Investment
57

The bottom line

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

The catches: very high noise — check proximity to rail lines and 52 min to victoria — above average for this zone.

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Location

HA2 8DW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for HA2 8DW

🛡️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 8DW 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 · 11 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

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

6

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 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£1,949/m²
Price per ft²£181/ft²
Avg floor area55.5 m²

EPC breakdown

B
25%
C
45%
D
11%
E
1%

Based on 82 properties · Confidence: high

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£138,750
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 fuelelectricity (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,799
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+1.9%

Total change

+82%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.5%

per year

Acceleration

-29.06

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £50k–£75k · 116 sales

Property Type Mix

Total: 116 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£63k£78k+23.9%4.7
Post-dot-com plateau2001–2004£83k£122k+47%4
Pre-crash peak2005–2007£127k£132k+3.5%5
GFC & correction2009–2012£119k£100k-16.1%2.2
Help-to-Buy recovery2013–2016£130k£170k+30.8%4
Brexit uncertainty2017–2019£150k£140k-6.7%4
Pandemic surge2020–2021£170k£180k+5.9%2.5
Rate-rise correction2022–2023£147k£133k-9.6%4
Current market2024–2026£121k£114k-6%2.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.1% alpha

Flat/maisonette-3.1% α
Local
2.6%
District
5.7%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing3
Trend Position100

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
0.4 min walk
Northolt Park

Nearby stations

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

47

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

12

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)88
Nearest car park166m
Santander docks (800m)0
Nearest cycle dock9.4 km

Nearby car parks

🅿️
South Harrow Stn (LUL)76 spaces· yes
166m
🅿️
Iceland Parking
269m
🅿️
Aldi Parking
429m
🅿️
The Half Moon Pub Parking12 spaces
673m
🅿️
The White Horse
755m

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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 38.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 55% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.9 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 31%
Above average green space

Nearest SSSI: Harrow Weald SSSI — 6.5 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

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

30

Parks (1km)

21

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

14

Convenience

Nearest supermarketIceland · 244 m
7 tennis courts1 swimming pools

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)

322m

Post office

Nearby shops

Ark Newsagents41 m
Drinks & Snacks Xpress58 m
Sin 2 Mini Off Licence64 m
South Harrow Food & Wine83 m

Nearby cafes

222 Café33 m
Costa Coffee164 m
CaffCafe316 m

Nearby restaurants

George's Fish & Chips35 m
Tennessee Fried Chicken54 m
Kebabish58 m
Charcoal Grill70 m

Nearby pubs

The Star72 m
The Shawl343 m
Salt Bar644 m
O'Donnell's Bar650 m

Nearby gyms

MBA Fitness158 m

Nearby pharmacies

Stratwicks97 m
S&A Pharmacy136 m
Superdrug196 m
Boots260 m

Nearby health

Bridge Dental Practice37 m
Bay Osteopath165 m
Bridge Dental Care215 m
GP Direct225 m
Food hygiene (5-star)36% of 116

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

A

High street health

Registered businesses

UNIQUE TUNES RAGA CONNECT LTD

Investment

Investment grade, yield and market outlook

57

Investment score

Good

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 months3

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

44.2

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,142m
Crossrail 2 route15,785m

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
Templar House, 82, Templar House, 82, Northolt Road, South Harrow, HA2 0YJ84 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 8DW

Full postcodeHA2 8DW
Postcode districtHA2
BoroughLondon Borough of Harrow
WardRoxeth
Latitude51.565159
Longitude-0.352699
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