Roxeth · Harrow · Harrow West constituency · 51.56145, -0.37303

HA2 8FH— Roxeth, Harrow

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

 

Schools 100%Safety 74/100Transport 20/100Yield 4.00%

Best for: Families

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

Liveability
47
Safety
74
Schools
90
Transport
20
Environment
46
Investment
50

The bottom line

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

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

Less suited to Car-free commuters.

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Location

HA2 8FH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.4% vs London avg
vs London crime+0.0% vs London avg

Deep-dive guides for HA2 8FH

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

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How HA2 8FH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Heathland School

Good · Inspected Sept 2023 · 4 min walk

KS2: 107.8

—

Secondary

Rooks Heath School

Not yet inspected · 2 min walk

P8: +0.36A8: 47.8

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 · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

65.1 incidents per 1,000 residents

Better than 50% of London
↑ Rising 205.4%

+13% vs borough

Crime by type

Violence & sexual offences30%
Other29%
Anti-social behaviour15%
Vehicle crime8%
Theft5%
Drug offences4%
Burglary4%
Robbery4%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 1.2km

Crime is 0% below London average

Property

Prices, sales volume and market trends

Avg floor area53.5 m²

EPC breakdown

B
1%
C
9%

Based on 10 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£133,750
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

2011–2022 · CAGR

+2.5%

Total change

+31%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.0%

per year

Acceleration

+19.09

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 9 sales

Property Type Mix

Total: 9 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2011–2012£210k£207k-1.4%3
Help-to-Buy recovery2014–2014£275k£275k+0%1
Brexit uncertainty2017–2017£250k£250k+0%1
Rate-rise correction2022–2022£275k£275k+0%1

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 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Northolt Underground StationCentral line
17.7 min walk
Northolt Park

Nearby stations

Northolt ParkNational Rail
13 min walk
South Harrow Underground StationPiccadilly
18 min walk
Northolt Underground StationCentral
19 min walk
Rayners Lane Underground StationMetropolitan · Piccadilly
19 min walk
South Ruislip Underground StationCentral
23 min walk
No bus stops within 400m

23

Walkability score

40

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★61 min
Victoria67 min ↑
Waterloo63 min ↑
Canary Wharf71 min ↑
City67 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park489m
Santander docks (800m)0
Nearest cycle dock10.5 km

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: 15.1 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 61%
Above average green space

Nearest SSSI: Harrow Weald SSSI — 7.2 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

SIMPSON HOUSE MEDICAL CENTRE

SIMPSON HOUSE, 255 EASTCOTE LANE, HA2 8RS

1 min walk

74%

Recommend GP

74%

Overall GP experience

8

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital · 2.5 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

23

Parks (1km)

4

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

5

Convenience

Nearest supermarketMoon Cash & Carry · 1.3 km

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

526m

Post office

Nearby shops

Londis42 m
Sri's Cakes46 m
La Claudia51 m
Eastcote Convenience Store55 m

Nearby cafes

Chef's Treat136 m
Eat Well Cafe503 m

Nearby restaurants

Mr Chan's Cantonese Takeaway43 m
Sea Rock Fish & Chips48 m
KSG Fast Food120 m
Standard151 m

Nearby pubs

The Horseshoe Bar61 m

Nearby pharmacies

Kings Pharmacy40 m
Boots557 m

Nearby health

Abbey Dental South Harrow;Abbey Dental Practice39 m
Simpson House Medical Centre40 m
Food hygiene (5-star)50% of 28

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

AUTOGRAPHVACATIONS.COM LIMITED
LIVELLO LIFESTYLE LIMITED
MULTI GROUP CONSTRUCTION LIMITED

Investment

Investment grade, yield and market outlook

50

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 score13/100
Right-to-buy sales (5yr)Owner-occupier growth signal79

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

16.6

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,290m
Crossrail 2 route17,056m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,593 nationally

1,736

Est. population

14,961/km²

53%

Employed

29%

Degree educated

£41,400

Median income

7.4%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

42

Community stability

Age profile

27%
18%
22%
18%
15%
Under 1827%
18–3418%
35–4922%
50–6419%
65+15%

Tenure

15%
22%
23%
39%
Own outright15%
Own (mortgage)22%
Private rent23%
Social rent39%
Shared ownership0%
Rent free1%

Ethnicity

26%
13%
39%
White British26%
White Other13%
Asian39%
Black10%
Mixed4%
Other9%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine24%
No car household35%
Unemployed4%
No qualifications24%

Housing tenure (Census 2021)

Social rent39%
Private rent23%

vs. London

Income vs London-1.4%

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)
2
Local approval rate
100%
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
6 homes · Garages Adjacent 7, Garages Adjacent 7, Stuart Avenue, Harrow, HA2 9BA
Pipeline pressure
NONE

Named schemes (500m)

Garages Adjacent 7, Garages Adjacent 7, Stuart Avenue, Harrow, HA2 9BA6 homes
completed
193, 193, Eastcote Lane, South Harrow, HA2 8RR4 homes
completed
26-28, 26-28, Kenilworth Avenue, Harrow, HA2 8SA4 homes
completed
20 Corfe Avenue Harrow HA2 8SZ, 20, Corfe Avenue, Harrow, HA2 8SZ3 homes
completed
80, Kings Road, Harrow, HA2 9JF3 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 8FH

Full postcodeHA2 8FH
Postcode districtHA2
BoroughLondon Borough of Harrow
WardRoxeth
Latitude51.561450
Longitude-0.373031
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