Roxeth · Harrow · Harrow West constituency · 51.56342, -0.36472

HA2 8PY— Roxeth, Harrow

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 29/100Yield 4.00%

Best for: Families, Owner-occupiers

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

Liveability
53
Safety
74
Schools
90
Transport
29
Environment
45
Investment
58

The bottom line

HA2 8PY 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: 61 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

HA2 8PY

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 8PY

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How HA2 8PY 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 · 5 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 · 15 min walk

4 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

98

Road safety score

2

Accidents (5yr)

5

Serious within 200m

LOW pedestrian risk

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 area63.8 m²

EPC breakdown

C
2%
D
3%

Based on 5 properties · Confidence: low

Street mix

Detached 11%Flat 89%

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£159,500
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

2002–2023 · CAGR

+4.2%

Total change

+139%

Market Activity

Price Velocity & Acceleration

Current Velocity

-33.4%

per year

Acceleration

-100.07

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 9 sales

Property Type Mix

Total: 9 sales

Detached11.1%
Flat/maisonette88.9%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£140k£170k+21.9%1
Pre-crash peak2005–2007£160k£197k+23.1%1
GFC & correction2012–2012£155k£155k+0%2
Help-to-Buy recovery2016–2016£300k£300k+0%1
Brexit uncertainty2018–2018£500k£500k+0%1
Rate-rise correction2023–2023£333k£333k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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
10.4 min walk
Northolt Park

Nearby stations

Northolt ParkNational Rail
9 min walk
South Harrow Underground StationPiccadilly
11 min walk
Rayners Lane Underground StationMetropolitan · Piccadilly
17 min walk
Northolt Underground StationCentral
21 min walk
West Harrow Underground StationMetropolitan
25 min walk
No bus stops within 400m

30

Walkability score

47

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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park130m
Santander docks (800m)0
Nearest cycle dock10.1 km

Nearby car parks

🅿️
Aldi Parking
518m
🅿️
Iceland Parking
627m

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
NoiseMEDIUM
road
MODERATE
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: 46%
Above average green space

Nearest SSSI: Harrow Weald SSSI — 6.8 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

6 min walk

67%

Recommend GP

67%

Overall GP experience

6

GPs within 1km

0

Dentists within 1km

Nearest hospitalCygnet Hospital · 1.9 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

15

Parks (1km)

10

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

2

Convenience

No pubs within 400m — nearest: O'Donnell's Bar (567 m)

Nearest supermarketAbis Cash & Carry · 639 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)

644m

Post office

Nearby shops

AT Off Licence104 m
Tesco Express200 m
One Stop Tropical Market530 m
South Harrow Fruiterers531 m

Nearby cafes

Chef's Treat492 m
CaffCafe619 m
Costa Coffee719 m

Nearby restaurants

Peppers Express93 m
Flava Caribbean Takeaway109 m
Roosters Piri Piri184 m
Standard478 m

Nearby pubs

O'Donnell's Bar567 m
The Horseshoe Bar578 m
The Shawl606 m

Nearby gyms

MBA Fitness724 m

Nearby pharmacies

Kings Pharmacy613 m
Boots676 m
Superdrug716 m
S&A Pharmacy758 m

Nearby health

Roxburgh Medical Centre413 m
Simpson House Medical Centre581 m
Abbey Dental South Harrow;Abbey Dental Practice618 m
GP Direct640 m
Food hygiene (5-star)34% of 44

Business

Local businesses registered here

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

High street

E

High street health

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 score16/100
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

28.3

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,835m
Crossrail 2 route16,545m

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 (3 years)
6
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)
12
Largest scheme
130 homes · NEWTON FARM EAST, NEWTON FARM EAST, RAYNERS LANE, HA2
Pipeline pressure
NONE

Named schemes (500m)

HARROW DRIVING CENTRE, HARROW DRIVING CENTRE, ALEXANDRA AVENUE, HA2 9DA77 homes
completed
Former Matrix PH, 219, Former Matrix PH, 219, Alexandra Avenue, Harrow, HA2 9DL61 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

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 8PY

Full postcodeHA2 8PY
Postcode districtHA2
BoroughLondon Borough of Harrow
WardRoxeth
Latitude51.563420
Longitude-0.364722
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