Roxeth · Harrow · Harrow West constituency · 51.56365, -0.35597

HA2 8FN— Roxeth, Harrow

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

High-connectivity investment target

 

Schools 80%Safety 62/100Transport 45/100Yield 4.00%

Best for: Most buyers

Compare areas

Investment-grade — strong yield and growth signals

Liveability
52
Safety
62
Schools
90
Transport
45
Environment
46
Investment
66

The bottom line

HA2 8FN offers exceptional schools (100% Good/Outstanding) — 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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Toggle the things that matter to you — see how HA2 8FN scores on each.

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Do you have or plan to have school-age children?
Do you work from home?
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Location

HA2 8FN

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 8FN

🛡️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 8FN 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 · 13 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 · 9 min walk

2 primaries · 0 secondaries · 1 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

Prices, sales volume and market trends

Avg floor area60.5 m²

EPC breakdown

B
8%

Based on 8 properties · Confidence: low

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£151,250
Rebuild cost per m²£2,500/m²

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

Construction era2025
WallsAverage thermal transmittance 0.19 W/m²K
RoofAverage thermal transmittance 0.11 W/m²K
Heating fuelElectricity: electricity, unspecified tariff
GlazingHigh performance glazing
Council tax band Band DAnnual charge £2,024
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
3.3 min walk
Northolt Park

Nearby stations

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

49

Walkability score

17

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

9

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)76
Nearest car park20m
Santander docks (800m)0
Nearest cycle dock9.5 km

Nearby car parks

🅿️
Iceland Parking
20m
🅿️
Aldi Parking
150m
🅿️
South Harrow Stn (LUL)76 spaces· yes
342m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 14.0 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 37%
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): 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

4

GPs within 1km

4

Dentists within 1km

Nearest hospitalCygnet Hospital · 1.3 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

14

Parks (1km)

22

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

16

Convenience

Nearest supermarketIceland · 55 m
1 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)

97m

Post office

Nearby shops

Cake Box49 m
S.S. Afghan Bazar51 m
Valampuri Cash & Carry79 m
South Harrow Fruit & Veg93 m

Nearby cafes

CaffCafe65 m
Costa Coffee121 m
222 Café250 m

Nearby restaurants

Subway49 m
KFC73 m
Jaflong95 m
Nando's116 m

Nearby pubs

The Shawl86 m
The Star343 m
O'Donnell's Bar392 m
Maya Pub947 m

Nearby gyms

MBA Fitness127 m

Nearby pharmacies

Boots79 m
Superdrug109 m
S&A Pharmacy158 m
Stratwicks186 m

Nearby health

Bridge Dental Care96 m
Bay Osteopath132 m
GP Direct174 m
Bridge Dental Practice247 m
Food hygiene (5-star)34% of 121

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
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

EDENIA LTD

Investment

Investment grade, yield and market outlook

66

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

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

26.4

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,284m
Crossrail 2 route15,962m

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
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)

Biro House, TXU site & arches, Biro House, TXU site & arches, Stanley Road, Roxeth Green Avenue, South Harrow, HA2 8UW180 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
Northolt Road, HA2 0EZ30 homes
completed
ATS House, 180 - 188, ATS House, 180 - 188, Northolt Road, Harrow, HA2 0ED28 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 8FN

Full postcodeHA2 8FN
Postcode districtHA2
BoroughLondon Borough of Harrow
WardRoxeth
Latitude51.563649
Longitude-0.355971
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