Roxeth · Harrow · Harrow West constituency · 51.55732, -0.36275

HA2 8TX— Roxeth, Harrow

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

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 36/100Yield 4.00%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
53
Safety
72
Schools
90
Transport
36
Environment
48
Investment
59

The bottom line

HA2 8TX offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby; 62 min to city — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA2 8TX

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+23.0% vs London avg

Deep-dive guides for HA2 8TX

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

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“High-connectivity investment target”

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How HA2 8TX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Petts Hill Primary School

Good · Inspected Mar 2023 · 6 min walk

KS2: 105.5

—

Secondary

Rooks Heath School

Not yet inspected · 10 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 · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

79.8 incidents per 1,000 residents

Higher crime than 61% of London
↑ Rising 319.4%

+39% vs borough

Crime by type

Other27%
Anti-social behaviour22%
Violence & sexual offences18%
Vehicle crime11%
Theft9%
Robbery6%
Drug offences4%
Burglary2%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

97

Road safety score

3

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 371m

Crime is +23% above London average

Property

Prices, sales volume and market trends

Avg floor area61.3 m²

EPC breakdown

C
6%
D
3%
E
1%

Based on 10 properties · Confidence: medium

Street mix

Flat 100%

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£153,250
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
WallsCavity wall, 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

2000–2016 · CAGR

+7.9%

Total change

+238%

Market Activity

Price Velocity & Acceleration

Current Velocity

+56.1%

per year

Acceleration

+59.06

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £175k–£200k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£96k£96k+0%1
Post-dot-com plateau2001–2001£104k£104k+0%1
Pre-crash peak2005–2007£175k£200k+14.3%1
GFC & correction2012–2012£214k£214k+0%1
Help-to-Buy recovery2014–2016£208k£324k+56.1%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 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Northolt Underground StationCentral line
13.1 min walk
Northolt Park

Nearby stations

Northolt ParkNational Rail
3 min walk
Northolt Underground StationCentral
14 min walk
South Harrow Underground StationPiccadilly
14 min walk
Sudbury Hill Underground StationPiccadilly
23 min walk
Greenford Underground StationCentral
25 min walk
No bus stops within 400m

28

Walkability score

54

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 park139m
Santander docks (800m)0
Nearest cycle dock9.8 km

Nearby car parks

🅿️
Aldi Parking
697m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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 waterLOW
Low
Air qualityLOW
NO₂: 38.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 55% of London
NoiseHIGH
road · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.3 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 46%
Above average green space

Nearest SSSI: Harrow Weald SSSI — 7.5 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 GROVE MEDICAL PRACTICE

81 DANEMEAD GROVE, UB5 4NY

3 min walk

84%

Recommend GP

84%

Overall GP experience

6

GPs within 1km

1

Dentists within 1km

Nearest hospitalCygnet Hospital · 2.0 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

20

Parks (1km)

8

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

4

Convenience

No pubs within 400m — nearest: O'Donnell's Bar (468 m)

Nearest supermarketAbis Cash & Carry · 785 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)

794m

Post office

Nearby shops

Hafiz Shahzad Halal Meat163 m
Everest Supermarket203 m
Gucio220 m
South Harrow Fruiterers430 m

Nearby cafes

CaffCafe801 m
Chef's Treat824 m
Costa Coffee954 m

Nearby restaurants

Spicy Night69 m
Hollywood Pizza145 m
Harin227 m
Seabass446 m

Nearby pubs

O'Donnell's Bar468 m
The Shawl774 m

Nearby gyms

MBA Fitness960 m
Northolt Leisure Centre1.0 km

Nearby pharmacies

Boots856 m
Superdrug920 m

Nearby health

The Grove Medical Practice175 m
Simpson House Medical Centre842 m
Bridge Dental Care901 m
Bay Osteopath978 m
Food hygiene (5-star)36% of 36

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

59

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 score14/100
Right-to-buy sales (5yr)Owner-occupier growth signal79

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

23.4

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,460m
Crossrail 2 route16,264m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,037 nationally

1,630

Est. population

9,692/km²

58%

Employed

35%

Degree educated

£47,100

Median income

6.7%

Claimant rate

Inner cityHigh densityEstablished mixed

40

Community stability

Age profile

22%
24%
23%
18%
13%
Under 1822%
18–3424%
35–4923%
50–6418%
65+13%

Tenure

28%
22%
37%
Own outright28%
Own (mortgage)22%
Private rent37%
Social rent12%
Shared ownership0%

Ethnicity

15%
17%
47%
White British15%
White Other17%
Asian47%
Black9%
Mixed4%
Other8%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine22%
No car household31%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Private rent37%
Social rent13%

vs. London

Income vs London+12.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
5
Local approval rate
25%
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
7
Largest scheme
34 homes · LAND REAR OF HOUSES, LAND REAR OF HOUSES, HALSBURY ROAD WEST, UB5
Pipeline pressure
NONE

Named schemes (500m)

The Oast House PH, The Oast House, Petts Hill, Northolt, UB5 4NP14 homes
completed
496-504, 496-504, Northolt Road, Harrow, HA2 8HA5 homes
completed
Land Adjacent, Land adjacent to, Wincanton Crescent3 homes
completed
154, 154, Petts Hill, Northolt, UB5 4NW2 homes
completed
3, 3, Alexandra Avenue, Harrow, HA2 8PQ2 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 8TX

Full postcodeHA2 8TX
Postcode districtHA2
BoroughLondon Borough of Harrow
WardRoxeth
Latitude51.557323
Longitude-0.362748
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