Roxeth · Harrow · Harrow West constituency · 51.55992, -0.36815

HA2 8TB— Roxeth, Harrow

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

Strong, well-rated schools nearby

 

Schools 100%Safety 76/100Transport 25/100Yield 4.00%

Best for: Families, Owner-occupiers

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

Liveability
53
Safety
76
Schools
90
Transport
25
Environment
46
Investment
51

The bottom line

HA2 8TB 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: 62 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

HA2 8TB

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 8TB

🛡️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 8TB 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 · 6 min walk

KS2: 107.8

—

Secondary

Rooks Heath School

Not yet inspected · 5 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 · 20 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 836m

Crime is 15% below London average

Property

Prices, sales volume and market trends

Avg floor area107.5 m²

EPC breakdown

D
7%
E
1%

Based on 8 properties · Confidence: low

Street mix

Semi 24%Terraced 76%

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£268,750
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2021 · CAGR

+7.9%

Total change

+625%

Market Activity

Price Velocity & Acceleration

Current Velocity

+26.6%

per year

Acceleration

+22.55

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 25 sales

Property Type Mix

Total: 25 sales

Semi-detached24%
Terraced76%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£80k£148k+85%1.4
Post-dot-com plateau2002–2004£215k£230k+7%1
Pre-crash peak2005–2006£250k£250k+0%2
GFC & correction2010–2012£319k£380k+19.1%1
Help-to-Buy recovery2013–2016£307k£460k+49.8%1.7
Brexit uncertainty2018–2019£440k£458k+4.1%1
Pandemic surge2021–2021£580k£580k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Terraced-0.1% α
Local
9.2%
District
9.3%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
15.3 min walk
Northolt Park

Nearby stations

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

16

Walkability score

28

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge66 min ↑
Victoria63 min ↑
Waterloo68 min ↑
Canary Wharf76 min ↑
City ★62 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park382m
Santander docks (800m)0
Nearest cycle dock10.2 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: 14.7 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 16%
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

SIMPSON HOUSE MEDICAL CENTRE

SIMPSON HOUSE, 255 EASTCOTE LANE, HA2 8RS

4 min walk

74%

Recommend GP

74%

Overall GP experience

7

GPs within 1km

2

Dentists within 1km

Nearest hospitalCygnet Hospital · 2.3 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

15

Parks (1km)

9

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Horseshoe Bar (391 m)

Nearest supermarketAbis Cash & Carry · 929 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)

817m

Post office

Nearby shops

News & Booze369 m
Eastcote Convenience Store394 m
La Claudia395 m
Sri's Cakes399 m

Nearby cafes

Chef's Treat354 m

Nearby restaurants

Standard351 m
KSG Fast Food359 m
Mr Chan's Cantonese Takeaway422 m
Sea Rock Fish & Chips427 m

Nearby pubs

The Horseshoe Bar391 m
O'Donnell's Bar696 m

Nearby gyms

Northolt Leisure Centre1.2 km

Nearby pharmacies

Kings Pharmacy407 m

Nearby health

Simpson House Medical Centre370 m
Abbey Dental South Harrow;Abbey Dental Practice409 m
The Grove Medical Practice629 m
Roxburgh Medical Centre862 m
Food hygiene (5-star)38% of 48

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

AME GROUP SERVICES LTD
EAROLOGY LONDON LTD
HEARWISE LTD
LEXALL CONSTRUCTION LIMITED
TIMVAL LTD

Investment

Investment grade, yield and market outlook

51

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

35

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,913m
Crossrail 2 route16,690m

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
Planning apps (12 months)
1
Planning apps (3 years)
4
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)
12
Largest scheme
61 homes · Former Matrix PH, 219, Former Matrix PH, 219, Alexandra Avenue, Harrow, HA2 9DL
Pipeline pressure
NONE

Named schemes (500m)

193, 193, Eastcote Lane, South Harrow, HA2 8RR4 homes
completed
20 Corfe Avenue Harrow HA2 8SZ, 20, Corfe Avenue, Harrow, HA2 8SZ3 homes
completed
6, 6, Balmoral Road, Harrow, HA2 8TD2 homes
completed
141, 141, Alexandra Avenue, S. Harrow, HA2 8PX2 homes
completed
99, 99, 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

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Key facts for HA2 8TB

Full postcodeHA2 8TB
Postcode districtHA2
BoroughLondon Borough of Harrow
WardRoxeth
Latitude51.559916
Longitude-0.368152
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
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