Roxeth · Harrow · Harrow West constituency · 51.55743, -0.36989

HA2 8PN— Roxeth, Harrow

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

 

Schools 100%Safety 74/100Transport 23/100Yield 4.00%

Best for: Families, Owner-occupiers

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

Liveability
52
Safety
74
Schools
90
Transport
23
Environment
47
Investment
52

The bottom line

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

The catch: 64 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

HA2 8PN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+12.1% vs London avg
vs London crime+8.0% vs London avg

Deep-dive guides for HA2 8PN

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

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How HA2 8PN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Earlsmead Primary School

Good · Inspected Feb 2020 · 3 min walk

KS2: 105.7

—

Secondary

Rooks Heath School

Not yet inspected · 7 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 · 24 min walk

3 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

70.4 incidents per 1,000 residents

Higher crime than 54% of London
↑ Rising 334.6%

+23% vs borough

Crime by type

Violence & sexual offences26%
Anti-social behaviour22%
Other20%
Vehicle crime13%
Burglary7%
Theft4%
Drug offences4%
Robbery4%

Stop & search

0.6

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) · 780m

Crime is +8% above London average

Property

Prices, sales volume and market trends

Avg floor area68.5 m²

EPC breakdown

C
10%
D
13%
E
3%
F
2%

Based on 28 properties · Confidence: medium

Street mix

Semi 36%Terraced 12%Flat 52%

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£171,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (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

1995–2024 · CAGR

+6.5%

Total change

+517%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.9%

per year

Acceleration

-15.18

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £125k–£150k · 31 sales

Property Type Mix

Total: 31 sales

Semi-detached38.7%
Terraced12.9%
Flat/maisonette48.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£90k£73k-19.4%2.7
Post-dot-com plateau2002–2004£182k£130k-28.7%1.3
Pre-crash peak2005–2007£210k£135k-35.7%1
GFC & correction2008–2012£267k£145k-45.6%1.2
Help-to-Buy recovery2013–2016£333k£240k-27.8%1.5
Brexit uncertainty2017–2017£560k£560k+0%1
Pandemic surge2021–2021£490k£490k+0%1
Rate-rise correction2022–2022£560k£560k+0%1
Current market2024–2024£555k£555k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.8% alpha

Flat/maisonette-0.8% α
Local
7.5%
District
8.3%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing6
Trend Position40

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
12 min walk
Northolt Park

Nearby stations

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

9

Walkability score

9

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge68 min ↑
Victoria65 min ↑
Waterloo70 min ↑
Canary Wharf77 min ↑
City ★64 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

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)22
Nearest car park475m
Santander docks (800m)0
Nearest cycle dock10.2 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: 14.7 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 31%
Above average green space

Nearest SSSI: Harrow Weald SSSI — 7.5 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): 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

6 min walk

74%

Recommend GP

74%

Overall GP experience

4

GPs within 1km

2

Dentists within 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

21

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Horseshoe Bar (542 m)

Nearest supermarketCo-op Food · 1.5 km
1 sports halls

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)

730m

Post office

Nearby shops

Londis537 m
Sri's Cakes538 m
La Claudia539 m
Eastcote Convenience Store540 m

Nearby cafes

Chef's Treat551 m
Eat Well Cafe714 m
Pierogarnia1.2 km
Take a Break1.2 km

Nearby restaurants

Mr Chan's Cantonese Takeaway536 m
Sea Rock Fish & Chips537 m
Spicy Night547 m
KSG Fast Food548 m

Nearby pubs

The Horseshoe Bar542 m

Nearby gyms

Northolt Leisure Centre953 m

Nearby pharmacies

Kings Pharmacy537 m

Nearby health

Simpson House Medical Centre513 m
Abbey Dental South Harrow;Abbey Dental Practice537 m
The Grove Medical Practice586 m
Food hygiene (5-star)50% of 30

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
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

ARUNDEL CORPORATION LIMITED
HAPPY CARE PLUS LTD
OLYMPIA TRANSPORT LIMITED
TRAWELY LTD
UK CARE BUY AND SALE HOUSE LIMITED

+1 more

Investment

Investment grade, yield and market outlook

52

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 score16/100
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

33.9

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,929m
Crossrail 2 route16,751m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,602 nationally

1,605

Est. population

11,465/km²

62%

Employed

42%

Degree educated

£47,100

Median income

6.6%

Claimant rate

SuburbanHigh densityOwner occupiers / families

52

Community stability

Age profile

25%
21%
20%
22%
13%
Under 1825%
18–3421%
35–4920%
50–6422%
65+13%

Tenure

35%
38%
25%
Own outright35%
Own (mortgage)38%
Private rent25%
Social rent3%
Shared ownership0%

Ethnicity

15%
47%
White British15%
White Other12%
Asian47%
Black12%
Mixed3%
Other11%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine19%
No car household13%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Private rent25%
Social rent3%

vs. London

Income vs London+12.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
4
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)
166
Largest scheme
149 homes · Land At Dabb's Hill, Huntingdon Close, Northolt, UB5 4AX
Pipeline pressure
NONE

Named schemes (500m)

Former Garage Site Adjacent To Perceval Court, Former Garage Site adjacent to Perceval Court, Newmarket Avenue, Northolt, UB5 4EN18 homes
completed
Garages rear of 62-68, Garages rear of 62-68, Dabbs Hill Lane, Northolt, UB5 4DA10 homes
completed
Garage site off, Garage site off, Dabbs Hill Lane, Northolt, UB5 4AP4 homes
completed
20 Corfe Avenue Harrow HA2 8SZ, 20, Corfe Avenue, Harrow, HA2 8SZ3 homes
completed
Land Adjacent, Land adjacent to, Wincanton Crescent3 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 8PN

Full postcodeHA2 8PN
Postcode districtHA2
BoroughLondon Borough of Harrow
WardRoxeth
Latitude51.557431
Longitude-0.369885
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