Roxeth · Harrow · Harrow West constituency · 51.55646, -0.37686

HA2 8RB— Roxeth, Harrow

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

Strong, well-rated schools nearby

 

Schools 100%Safety 79/100Transport 19/100Yield 4.00%

Best for: Families, Owner-occupiers

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

Liveability
51
Safety
79
Schools
90
Transport
19
Environment
43
Investment
52

The bottom line

HA2 8RB 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 8RB

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-45.0% vs London avg

Deep-dive guides for HA2 8RB

🛡️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 8RB 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 · 4 min walk

KS2: 105.7

—

Secondary

Islip Manor High School

Not yet inspected · 6 min walk

P8: -0.21A8: 39.3

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 · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

35.7 incidents per 1,000 residents

Better than 74% of London
↑ Rising 433.3%

from a low base — still below London average

-38% vs borough

Crime by type

Violence & sexual offences23%
Anti-social behaviour22%
Other22%
Vehicle crime20%
Burglary9%
Theft3%
Drug offences0%
Robbery0%

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) · 1.2km

Crime is 45% below London average

Property

Prices, sales volume and market trends

Avg floor area24.3 m²

EPC breakdown

C
3%

Based on 3 properties · Confidence: low

Street mix

Semi 25%Flat 75%

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£60,750
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)
RoofPitched, 300 mm loft insulation
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

1998–2016 · CAGR

+3.5%

Total change

+87%

Market Activity

Price Velocity & Acceleration

Current Velocity

+31.3%

per year

Acceleration

+34.28

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £100k–£125k · 8 sales

Property Type Mix

Total: 8 sales

Semi-detached25%
Flat/maisonette75%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£113k£113k+0%1
Post-dot-com plateau2003–2003£315k£315k+0%1
GFC & correction2008–2010£95k£165k+73.7%1.3
Help-to-Buy recovery2015–2016£160k£210k+31.2%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
12.5 min walk
Northolt Park

Nearby stations

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

10

Walkability score

14

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

8

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)22
Nearest car park169m
Santander docks (800m)0
Nearest cycle dock10.6 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: 15.2 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 64%
Below average green space

Nearest SSSI: Ruislip Woods SSSI — 5.8 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

THE MEDICAL CENTRE

45 DONCASTER DRIVE, UB5 4AT

6 min walk

59%

Recommend GP

59%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCygnet Hospital · 3.0 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

34

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Horseshoe Bar (676 m)

Nearest supermarketCo-op Food · 1.3 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

0

Libraries (1km)

0

Cinemas (2km)

394m

Post office

Nearby shops

Check Us Food & Wine392 m
Londis531 m
Tesco Express583 m
Sri's Cakes658 m

Nearby cafes

Eat Well Cafe393 m
Chef's Treat743 m

Nearby restaurants

Snack Bar451 m
Sea Rock Fish & Chips620 m
Mr Chan's Cantonese Takeaway625 m
KSG Fast Food729 m

Nearby pubs

The Horseshoe Bar676 m

Nearby gyms

Larkspur Rovers FC679 m

Nearby pharmacies

Boots567 m
Kings Pharmacy647 m

Nearby health

Abbey Dental South Harrow;Abbey Dental Practice643 m
Simpson House Medical Centre653 m
Food hygiene (5-star)50% of 46

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

A

High street health

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

32.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,348m
Crossrail 2 route17,202m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,932 nationally

1,794

Est. population

9,238/km²

62%

Employed

40%

Degree educated

£41,400

Median income

5.0%

Claimant rate

SuburbanHigh densityOwner occupiers / families

51

Community stability

Age profile

23%
20%
21%
21%
14%
Under 1823%
18–3420%
35–4921%
50–6421%
65+14%

Tenure

37%
34%
25%
Own outright37%
Own (mortgage)34%
Private rent25%
Social rent3%
Shared ownership1%

Ethnicity

17%
49%
White British17%
White Other11%
Asian49%
Black8%
Mixed4%
Other11%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine20%
No car household15%
Unemployed4%
No qualifications19%

Housing tenure (Census 2021)

Private rent25%
Social rent3%

vs. London

Income vs London-1.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
7
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)
3
Largest scheme
147 homes · WILLOW TREE PRIMARY SCHOOL, WILLOW TREE PRIMARY SCHOOL, ARNOLD ROAD, UB5 5EF
Pipeline pressure
NONE

Named schemes (500m)

LAND AT, LAND AT, DONCASTER GARDENS & DRIVE, EASTCOTE LANE, GAYLOR ROAD, UB5 4AZ95 homes
completed
12 -14, 12 -14, Sandown Way, Northolt, UB5 4HY10 homes
completed
1 & 1A, 1 & 1A, Silverdale Close, Northolt, UB5 4BL7 homes
completed
26-28, 26-28, Kenilworth Avenue, Harrow, HA2 8SA4 homes
completed
Garages At, Garages at, Epsom Close4 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 8RB

Full postcodeHA2 8RB
Postcode districtHA2
BoroughLondon Borough of Harrow
WardRoxeth
Latitude51.556458
Longitude-0.376858
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