Roxeth · Harrow · Harrow West constituency · 51.55982, -0.37520

HA2 8RX— Roxeth, Harrow

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

Under-the-radar value

 

Schools 100%Safety 74/100Transport 18/100Yield 6.61%

Best for: Families

Compare areas

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

Liveability
46
Safety
74
Schools
90
Transport
18
Environment
42
Investment
57

The bottom line

HA2 8RX offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £272,500 median — strong value for Families 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 8RX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-47.6% vs London avg
vs London income-1.4% vs London avg
vs London crime+0.0% vs London avg

Deep-dive guides for HA2 8RX

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

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“Under-the-radar value”

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How HA2 8RX 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 · 4 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 · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

65.1 incidents per 1,000 residents

Better than 50% of London
↑ Rising 205.4%

+13% vs borough

Crime by type

Violence & sexual offences30%
Other29%
Anti-social behaviour15%
Vehicle crime8%
Theft5%
Drug offences4%
Burglary4%
Robbery4%

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 0% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£272,500

Median sale price

Bottom 25% — 48% below London median

£272,500 is 48% below the London median (£520,000)

+22.2%

This year

Flat

Dominant type

Price history

5-year change
-14.8%
Sales (24 months)6
New build0.0%
Avg semi-detached£335,000
Avg flat£220,000
Price per m²£4,715/m²
Price per ft²£438/ft²
Avg floor area57.8 m²

EPC breakdown

C
24%
D
45%
E
5%
F
1%

Based on 75 properties · Confidence: high

Street mix

Semi 5%Terraced 1%Flat 77%Other 17%

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

Stamp duty

Standard buyer£1,125
First-time buyerFTB
£0
Additional propertyBTL/2nd
£9,300

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

6.6×

Price-to-income

£1,363/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£144,500
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

1995–2026 · CAGR

+4.7%

Total change

+309%

Market Activity

Price Velocity & Acceleration

Current Velocity

-32.3%

per year

Acceleration

-41.55

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £175k–£200k · 121 sales

Property Type Mix

Total: 121 sales

Semi-detached6.6%
Terraced0.8%
Flat/maisonette92.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£54k£100k+85.1%6.5
Post-dot-com plateau2001–2004£114k£159k+39.8%5.8
Pre-crash peak2005–2007£170k£179k+5.3%3.7
GFC & correction2008–2012£117k£187k+59.4%2.5
Help-to-Buy recovery2013–2016£195k£260k+33.3%2.5
Brexit uncertainty2017–2019£300k£297k-1.2%4
Pandemic surge2020–2021£285k£320k+12.3%4
Rate-rise correction2022–2022£298k£298k+0%2
Current market2025–2026£325k£220k-32.3%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.3% alpha

Flat/maisonette-0.3% α
Local
5.4%
District
5.7%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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
14 min walk
Northolt Underground StationCentral
17 min walk
South Harrow Underground StationPiccadilly
21 min walk
South Ruislip Underground StationCentral
21 min walk
Rayners Lane Underground StationMetropolitan · Piccadilly
22 min walk
No bus stops within 400m

18

Walkability score

28

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)

Nearest car park426m
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 waterMEDIUM
Medium
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 AONB2% green spaceTree canopy: 10%
Less green space than 89% of London

Nearest SSSI: Ruislip Woods SSSI — 5.6 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

4 min walk

74%

Recommend GP

74%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCygnet Hospital · 2.7 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

5

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

4

Convenience

Nearest supermarketMoon Cash & Carry · 1.5 km

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

329m

Post office

Nearby shops

Londis267 m
Sri's Cakes274 m
La Claudia281 m
Eastcote Convenience Store286 m

Nearby cafes

Eat Well Cafe307 m
Chef's Treat371 m

Nearby restaurants

Sea Rock Fish & Chips231 m
Mr Chan's Cantonese Takeaway237 m
KSG Fast Food355 m
Standard385 m

Nearby pubs

The Horseshoe Bar294 m

Nearby pharmacies

Kings Pharmacy262 m
Boots419 m

Nearby health

Abbey Dental South Harrow;Abbey Dental Practice257 m
Simpson House Medical Centre275 m
Food hygiene (5-star)55% of 47

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

ANTHONY’S CARE SUPPORT LTD
DAINJANA LTD
FARMER ZONE UK LIMITED
GOYAGOMA LTD
PSYCHOREMEDY LIMITED

+1 more

Investment

Investment grade, yield and market outlook

57

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
6.6% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score9/100
Right-to-buy sales (5yr)Owner-occupier growth signal79
Sales last 12 months2

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

17/100

Velocity score

Future outlook

37

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,366m
Crossrail 2 route17,165m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,593 nationally

1,736

Est. population

14,961/km²

53%

Employed

29%

Degree educated

£41,400

Median income

7.4%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

42

Community stability

Age profile

27%
18%
22%
18%
15%
Under 1827%
18–3418%
35–4922%
50–6419%
65+15%

Tenure

15%
22%
23%
39%
Own outright15%
Own (mortgage)22%
Private rent23%
Social rent39%
Shared ownership0%
Rent free1%

Ethnicity

26%
13%
39%
White British26%
White Other13%
Asian39%
Black10%
Mixed4%
Other9%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine24%
No car household35%
Unemployed4%
No qualifications24%

Housing tenure (Census 2021)

Social rent39%
Private rent23%

vs. London

Income vs London-1.4%
Price vs London-47.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
3
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)
13
Largest scheme
95 homes · LAND AT, LAND AT, DONCASTER GARDENS & DRIVE, EASTCOTE LANE, GAYLOR ROAD, UB5 4AZ
Pipeline pressure
NONE

Named schemes (500m)

Garages Adjacent 7, Garages Adjacent 7, Stuart Avenue, Harrow, HA2 9BA6 homes
completed
26-28, 26-28, Kenilworth Avenue, Harrow, HA2 8SA4 homes
completed
96, 96, Stuart Avenue, Harrow, HA2 9AZ2 homes
completed
384, 384, Eastcote Lane, South Harrow, HA2 9AJ2 homes
completed
127, 127, Arundel Drive, Harrow, HA2 8PW2 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£272,500)

£1,125

Standard buyer

£0

First-time buyer

Save £1,125

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for HA2 8RX

Full postcodeHA2 8RX
Postcode districtHA2
BoroughLondon Borough of Harrow
WardRoxeth
Latitude51.559816
Longitude-0.375195
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