Roxeth · Harrow · Harrow West constituency · 51.56393, -0.36100

HA2 8ET— Roxeth, Harrow

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 31/100Yield 4.00%

Best for: Families, Owner-occupiers

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

Liveability
56
Safety
74
Schools
90
Transport
31
Environment
45
Investment
58

The bottom line

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

The catch: 61 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

HA2 8ET

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+12.1% vs London avg
vs London crime+11.0% vs London avg

Deep-dive guides for HA2 8ET

🛡️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 8ET 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 · 5 min walk

KS2: 102.3

—

Secondary

Rooks Heath School

Not yet inspected · 10 min walk

P8: +0.36A8: 47.8

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 · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.1 incidents per 1,000 residents

Higher crime than 55% of London
↑ Rising 555.0%

+26% vs borough

Crime by type

Violence & sexual offences27%
Other26%
Anti-social behaviour22%
Vehicle crime9%
Robbery8%
Theft5%
Burglary2%
Drug offences1%

Stop & search

0.6

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)

0

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 1.0km

Crime is +11% above London average

Property

Prices, sales volume and market trends

Avg floor area48.5 m²

EPC breakdown

B
2%
C
16%
D
1%

Based on 19 properties · Confidence: medium

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

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£121,250
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2023 · CAGR

+1.8%

Total change

+44%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.7%

per year

Acceleration

+33.15

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £175k–£200k · 39 sales

Property Type Mix

Total: 39 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2004£179k£162k-9.8%8.5
Pre-crash peak2005–2007£198k£234k+17.9%1.7
GFC & correction2010–2011£180k£170k-5.6%5
Help-to-Buy recovery2013–2013£162k£162k+0%1
Pandemic surge2020–2021£275k£276k+0.4%1.5
Rate-rise correction2022–2023£225k£258k+14.7%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.8% alpha

Flat/maisonette-2.8% α
Local
1.2%
District
4%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
South Harrow Underground StationPiccadilly line
7.2 min walk
Northolt Park

Nearby stations

South Harrow Underground StationPiccadilly
7 min walk
Northolt ParkNational Rail
9 min walk
Rayners Lane Underground StationMetropolitan · Piccadilly
18 min walk
Northolt Underground StationCentral
23 min walk
West Harrow Underground StationMetropolitan
23 min walk
No bus stops within 400m

28

Walkability score

23

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge62 min ↑
Victoria ★61 min
Waterloo65 min ↑
Canary Wharf72 min ↑
City69 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 park292m
Santander docks (800m)0
Nearest cycle dock9.9 km

Nearby car parks

🅿️
Aldi Parking
292m
🅿️
Iceland Parking
370m
🅿️
South Harrow Stn (LUL)76 spaces· yes
688m

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 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: 14.4 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 49%
Above average green space

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): 1

Landslide susceptibility: Low

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

ROXBOURNE MEDICAL CENTRE

37 RAYNERS LANE, SOUTH HARROW, HA2 0UE

5 min walk

67%

Recommend GP

67%

Overall GP experience

7

GPs within 1km

3

Dentists within 1km

Nearest hospitalCygnet Hospital · 1.6 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

14

Parks (1km)

20

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Shawl (365 m)

Nearest supermarketAbis Cash & Carry · 398 m

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)

402m

Post office

Nearby shops

AT Off Licence309 m
Super Shop388 m
U Bobra390 m
Cake Box396 m

Nearby cafes

CaffCafe372 m
Costa Coffee457 m
222 Café565 m
Chef's Treat757 m

Nearby restaurants

Peppers Express293 m
Flava Caribbean Takeaway313 m
Roosters Piri Piri357 m
It's Pizza Time362 m

Nearby pubs

The Shawl365 m
O'Donnell's Bar440 m
The Star662 m
Maya Pub1.0 km

Nearby gyms

MBA Fitness461 m

Nearby pharmacies

Boots423 m
Superdrug458 m
S&A Pharmacy495 m
Stratwicks508 m

Nearby health

Roxburgh Medical Centre366 m
GP Direct378 m
Bay Osteopath428 m
Bridge Dental Care446 m
Food hygiene (5-star)40% of 92

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

AK FRUITS AND VEG LTD
AL MADINAH CATERING LTD
FEXIM STAFFING SOLUTIONS LTD
MUKHERJEE FAMILY PROPERTIES LIMITED
TANISHA PROPERTIES LIMITED

Investment

Investment grade, yield and market outlook

58

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 score17/100
Right-to-buy sales (5yr)Owner-occupier growth signal79

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

31.5

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,618m
Crossrail 2 route16,308m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,565 nationally

1,817

Est. population

8,565/km²

60%

Employed

43%

Degree educated

£47,100

Median income

5.3%

Claimant rate

Inner cityHigh densityEstablished mixed

44

Community stability

Age profile

24%
20%
23%
18%
16%
Under 1824%
18–3420%
35–4923%
50–6418%
65+16%

Tenure

33%
26%
32%
Own outright33%
Own (mortgage)26%
Private rent32%
Social rent8%
Shared ownership2%

Ethnicity

16%
14%
50%
White British16%
White Other14%
Asian50%
Black8%
Mixed5%
Other9%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine20%
No car household26%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Private rent32%
Social rent8%

vs. London

Income vs London+12.1%

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)
17
Largest scheme
135 homes · Phase E2, Rayners Lane Estate, 2, Serenity Close, Drinkwater Road & Coles Crescent, Harrow, HA2 0GR
Pipeline pressure
NONE

Named schemes (500m)

332, 332, Northolt Road, South Harrow, HA2 8ES50 homes
completed
LAND REAR OF, 5-17, LAND REAR OF, 5-17, ABERCORN CRESCENT, HA2 0PX35 homes
completed
15-19, 15-19, CORBINS LANE, HA2 8EL18 homes
completed
25 & 25A, 25 & 25A, Corbins Lane, Harrow, HA2 8EL10 homes
completed
PART OF LAND REAR OF:, 84-94, PART OF LAND REAR OF:, 84-94, PARK LANE, HA210 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 8ET

Full postcodeHA2 8ET
Postcode districtHA2
BoroughLondon Borough of Harrow
WardRoxeth
Latitude51.563935
Longitude-0.360996
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