Roxeth · Harrow · Harrow West constituency · 51.56023, -0.36586

HA2 8PT— Roxeth, Harrow

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

Strong, well-rated schools nearby

 

Schools 100%Safety 76/100Transport 27/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
53
Safety
76
Schools
90
Transport
27
Environment
45
Investment
40

The bottom line

HA2 8PT 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 catches: high noise levels nearby and 61 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

HA2 8PT

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-1.4% vs London avg
vs London crime-15.0% vs London avg

Deep-dive guides for HA2 8PT

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How HA2 8PT 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 · 7 min walk

KS2: 107.8

—

Secondary

Rooks Heath School

Not yet inspected · 6 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 · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

55.4 incidents per 1,000 residents

Better than 58% of London
↑ Rising 355.0%

-4% vs borough

Crime by type

Anti-social behaviour29%
Violence & sexual offences26%
Vehicle crime16%
Other15%
Burglary8%
Drug offences3%
Theft1%
Robbery1%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 760m

Crime is 15% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,339/m²
Price per ft²£403/ft²
Avg floor area58.4 m²

EPC breakdown

C
3%
D
7%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£146,000
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,024
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+5.6%

Total change

+357%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.1%

per year

Acceleration

-15.37

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £250k–£300k · 15 sales

Property Type Mix

Total: 15 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1997£56k£58k+4%1.5
Post-dot-com plateau2001–2003£106k£145k+37.4%1.7
Pre-crash peak2006–2007£172k£190k+10.5%1
GFC & correction2008–2008£190k£190k+0%1
Help-to-Buy recovery2014–2015£210k£240k+14.3%1
Pandemic surge2020–2020£267k£267k+0%1
Current market2024–2024£256k£256k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
16.4%
District
16.4%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

83out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Trend Position100

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
16 min walk
Northolt Park

Nearby stations

Northolt ParkNational Rail
7 min walk
South Harrow Underground StationPiccadilly
13 min walk
Northolt Underground StationCentral
17 min walk
Rayners Lane Underground StationMetropolitan · Piccadilly
21 min walk
Sudbury Hill Underground StationPiccadilly
26 min walk
No bus stops within 400m

20

Walkability score

40

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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park334m
Santander docks (800m)0
Nearest cycle dock10.0 km

Nearby car parks

🅿️
Aldi Parking
646m
🅿️
Iceland Parking
799m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.6 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 55%
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

THE GROVE MEDICAL PRACTICE

81 DANEMEAD GROVE, UB5 4NY

7 min walk

84%

Recommend GP

84%

Overall GP experience

6

GPs within 1km

3

Dentists within 1km

Nearest hospitalCygnet Hospital · 2.1 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

13

Parks (1km)

10

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Horseshoe Bar (514 m)

Nearest supermarketAbis Cash & Carry · 768 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

776m

Post office

Nearby shops

Hafiz Shahzad Halal Meat389 m
Everest Supermarket395 m
Gucio399 m
AT Off Licence448 m

Nearby cafes

Chef's Treat457 m
CaffCafe766 m

Nearby restaurants

Spicy Night385 m
Hollywood Pizza387 m
Harin401 m
Peppers Express444 m

Nearby pubs

The Horseshoe Bar514 m
O'Donnell's Bar536 m
The Shawl743 m

Nearby pharmacies

Kings Pharmacy537 m

Nearby health

Simpson House Medical Centre498 m
Abbey Dental South Harrow;Abbey Dental Practice539 m
The Grove Medical Practice561 m
Roxburgh Medical Centre775 m
Food hygiene (5-star)39% of 51

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

E

High street health

Registered businesses

WORDCRAFTIER LTD

Investment

Investment grade, yield and market outlook

40

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 score17/100
Right-to-buy sales (5yr)Owner-occupier growth signal79
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

49.2

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,777m
Crossrail 2 route16,542m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,389 nationally

1,643

Est. population

12,223/km²

59%

Employed

38%

Degree educated

£41,400

Median income

5.1%

Claimant rate

SuburbanHigh densityOwner occupiers / families

52

Community stability

Age profile

25%
21%
20%
20%
14%
Under 1825%
18–3421%
35–4920%
50–6420%
65+14%

Tenure

34%
36%
22%
Own outright34%
Own (mortgage)36%
Private rent22%
Social rent8%
Shared ownership0%

Ethnicity

17%
46%
13%
White British17%
White Other12%
Asian46%
Black13%
Mixed4%
Other9%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine19%
No car household16%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Private rent22%
Social rent8%

vs. London

Income vs London-1.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
3
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)
14
Largest scheme
77 homes · HARROW DRIVING CENTRE, HARROW DRIVING CENTRE, ALEXANDRA AVENUE, HA2 9DA
Pipeline pressure
NONE

Named schemes (500m)

Former Matrix PH, 219, Former Matrix PH, 219, Alexandra Avenue, Harrow, HA2 9DL61 homes
completed
193, 193, Eastcote Lane, South Harrow, HA2 8RR4 homes
completed
20 Corfe Avenue Harrow HA2 8SZ, 20, Corfe Avenue, Harrow, HA2 8SZ3 homes
completed
61, Arundel Drive, Harrow, HA2 8PN2 homes
completed
40, 40, Tregenna Avenue, Harrow, HA2 8QT2 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 8PT

Full postcodeHA2 8PT
Postcode districtHA2
BoroughLondon Borough of Harrow
WardRoxeth
Latitude51.560235
Longitude-0.365861
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