Roxeth · Harrow · Harrow West constituency · 51.55874, -0.37642

HA2 8SA— Roxeth, Harrow

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

Strong, well-rated schools nearby

 

Schools 100%Safety 79/100Transport 17/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
52
Safety
79
Schools
90
Transport
17
Environment
42
Investment
41

The bottom line

HA2 8SA 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 8SA

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 8SA

🛡️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 8SA 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 · 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 · 27 min walk

4 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

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 1.3km

Crime is 45% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£7,730/m²
Price per ft²£718/ft²
Avg floor area62.2 m²

EPC breakdown

C
20%
D
24%
E
2%
F
2%

Based on 48 properties · Confidence: high

Street mix

Semi 38%Terraced 42%Flat 20%

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£155,500
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)
RoofPitched, 100 mm loft insulation
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

1996–2025 · CAGR

+6.6%

Total change

+546%

Market Activity

Price Velocity & Acceleration

Current Velocity

+45.1%

per year

Acceleration

+72.05

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £350k–£400k · 55 sales

Property Type Mix

Total: 55 sales

Semi-detached38.2%
Terraced41.8%
Flat/maisonette20%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£73k£127k+74%2.2
Post-dot-com plateau2001–2004£136k£201k+47.8%2.7
Pre-crash peak2005–2007£221k£250k+13.1%5
GFC & correction2008–2011£248k£238k-4%1
Help-to-Buy recovery2013–2016£250k£465k+86%1.7
Brexit uncertainty2017–2019£274k£440k+60.9%2
Pandemic surge2020–2021£405k£480k+18.5%1
Rate-rise correction2022–2023£445k£325k-27%2.5
Current market2025–2025£472k£472k+0%2

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+1.7% alpha

Weakest performer

Flat/maisonette

-0.9% alpha

Semi-detached+1.7% α
Local
12.1%
District
10.4%
Terraced+0.2% α
Local
7.5%
District
7.3%
Flat/maisonette-0.9% α
Local
1.8%
District
2.7%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

26out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing12
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
15 min walk
Northolt Park

Nearby stations

Northolt ParkNational Rail
15 min walk
Northolt Underground StationCentral
16 min walk
South Ruislip Underground StationCentral
20 min walk
South Harrow Underground StationPiccadilly
22 min walk
Rayners Lane Underground StationMetropolitan · Piccadilly
23 min walk
No bus stops within 400m

14

Walkability score

23

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 park372m
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: 28%
Less green space than 90% 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

5 min walk

74%

Recommend GP

74%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCygnet Hospital · 2.8 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

5

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Horseshoe Bar (440 m)

Nearest supermarketCo-op Food · 1.6 km

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)

254m

Post office

Nearby shops

Check Us Food & Wine247 m
Tesco Express409 m
Londis413 m
Sri's Cakes420 m

Nearby cafes

Eat Well Cafe238 m
Chef's Treat516 m

Nearby restaurants

Sea Rock Fish & Chips376 m
Mr Chan's Cantonese Takeaway382 m
Snack Bar402 m
KSG Fast Food501 m

Nearby pubs

The Horseshoe Bar440 m

Nearby gyms

Larkspur Rovers FC914 m

Nearby pharmacies

Boots395 m
Kings Pharmacy408 m

Nearby health

Abbey Dental South Harrow;Abbey Dental Practice403 m
Simpson House Medical Centre421 m
Food hygiene (5-star)55% of 53

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

ARJUN JACKS TATTOO LIMITED
DREAM PEARLS LTD
ENRICH CONSTRUCTION LTD
ENRICH RECRUITERS LTD
ENRICHES LTD

+4 more

Investment

Investment grade, yield and market outlook

41

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 months1

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

8/100

Velocity score

Future outlook

48.7

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,404m
Crossrail 2 route17,224m

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)
1
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)
9
Largest scheme
95 homes · LAND AT, LAND AT, DONCASTER GARDENS & DRIVE, EASTCOTE LANE, GAYLOR ROAD, UB5 4AZ
Pipeline pressure
NONE

Named schemes (500m)

LAND AT, LAND AT, DONCASTER GARDENS & DRIVE, EASTCOTE LANE, GAYLOR ROAD, UB5 4AZ95 homes
completed
26-28, 26-28, Kenilworth Avenue, Harrow, HA2 8SA4 homes
completed
305, 305, Eastcote Lane, South Harrow, HA2 8RU2 homes
completed
127, 127, Arundel Drive, Harrow, HA2 8PW2 homes
completed
21, 21, Mallet Drive, Northolt, UB5 4BE2 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 8SA

Full postcodeHA2 8SA
Postcode districtHA2
BoroughLondon Borough of Harrow
WardRoxeth
Latitude51.558745
Longitude-0.376416
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