Roxbourne · Harrow · Harrow West constituency · 51.56435, -0.36825

HA2 9AE— Roxbourne, Harrow

Location and area intelligence for HA2 9AE, Roxbourne, Harrow

 

Schools 100%Safety 74/100Transport 21/100Yield 4.00%

Best for: Families

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

Liveability
50
Safety
74
Schools
90
Transport
21
Environment
50
Investment
55

The bottom line

HA2 9AE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 61 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

HA2 9AE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-5.7% vs London avg
vs London crime+4.0% vs London avg

Deep-dive guides for HA2 9AE

🛡️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🌳 Good Parks🔒 Very Safe
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How HA2 9AE 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 · 2 min walk

KS2: 107.8

—

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 · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

67.8 incidents per 1,000 residents

Higher crime than 52% of London
↑ Rising 341.4%

+18% vs borough

Crime by type

Violence & sexual offences26%
Other25%
Anti-social behaviour22%
Theft10%
Vehicle crime5%
Burglary5%
Drug offences4%
Robbery3%

Stop & search

1.1

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) · 1.2km

Crime is +4% above London average

Property

Prices, sales volume and market trends

Avg floor area89.8 m²

EPC breakdown

C
3%
D
5%
E
1%
F
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 46%Terraced 55%

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£224,500
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 CAnnual charge £1,799
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2021 · CAGR

+7.7%

Total change

+592%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.1%

per year

Acceleration

-24.24

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 11 sales

Property Type Mix

Total: 11 sales

Semi-detached45.5%
Terraced54.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£78k£126k+61.8%1.3
Post-dot-com plateau2003–2004£188k£275k+46.3%1
Pre-crash peak2005–2005£277k£277k+0%1
GFC & correction2012–2012£342k£342k+0%1
Help-to-Buy recovery2016–2016£537k£537k+0%1
Brexit uncertainty2017–2017£608k£608k+0%1
Pandemic surge2021–2021£540k£540k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
Rayners Lane Underground StationMetropolitan line
14.6 min walk
Northolt Park

Nearby stations

Northolt ParkNational Rail
12 min walk
South Harrow Underground StationPiccadilly
14 min walk
Rayners Lane Underground StationMetropolitan · Piccadilly
15 min walk
Northolt Underground StationCentral
22 min walk
West Harrow Underground StationMetropolitan
25 min walk
No bus stops within 400m

23

Walkability score

37

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge62 min ↑
Victoria ★61 min
Waterloo65 min ↑
Canary Wharf72 min ↑
City69 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 park173m
Santander docks (800m)0
Nearest cycle dock10.3 km

Nearby car parks

🅿️
Aldi Parking
780m

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: 14.9 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 34%
More green space than 84% of London

Nearest SSSI: Harrow Weald SSSI — 6.8 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

DMC COMMUNITY DERM HARROW

ALEXANDRA AVENEUE HEALTH, 275 ALEXANDRA AVE, HA2 9DX

6 min walk

7

GPs within 1km

3

Dentists within 1km

Nearest hospitalCygnet Hospital · 2.1 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

19

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Horseshoe Bar (408 m)

Nearest supermarketMoon Cash & Carry · 1.0 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)

1.0km

Post office

Nearby shops

Tesco Express123 m
AT Off Licence197 m
News & Booze366 m
Eastcote Convenience Store417 m

Nearby cafes

Chef's Treat327 m

Nearby restaurants

Roosters Piri Piri174 m
Flava Caribbean Takeaway193 m
Peppers Express212 m
Standard312 m

Nearby pubs

The Horseshoe Bar408 m
O'Donnell's Bar827 m
The Man of Aran1.0 km

Nearby gyms

Harrow Town Sports Club1.0 km

Nearby pharmacies

Kings Pharmacy444 m
Jade Pharmacy955 m

Nearby health

Simpson House Medical Centre423 m
Abbey Dental South Harrow;Abbey Dental Practice448 m
Roxburgh Medical Centre466 m
Smile 360 Dental Practice942 m
Food hygiene (5-star)39% of 41

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

AADI CCP LIMITED
JSA BUILDER LTD
MODERN ROMANCE LTD
SKINLAB IQ LTD
SOCIAL CARE SUPPORT LTD

Investment

Investment grade, yield and market outlook

55

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 score13/100
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

12.8

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,100m
Crossrail 2 route16,807m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,490 nationally

1,888

Est. population

6,498/km²

57%

Employed

40%

Degree educated

£39,600

Median income

7.2%

Claimant rate

SuburbanMedium densityEstablished mixed

38

Community stability

Age profile

28%
22%
23%
16%
Under 1828%
18–3422%
35–4923%
50–6416%
65+11%

Tenure

19%
26%
39%
14%
Own outright19%
Own (mortgage)26%
Private rent39%
Social rent14%
Shared ownership1%
Rent free1%

Ethnicity

15%
14%
52%
White British15%
White Other14%
Asian52%
Black8%
Mixed4%
Other8%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine22%
No car household30%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Private rent39%
Social rent14%

vs. London

Income vs London-5.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (3 years)
5
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)
17
Largest scheme
130 homes · NEWTON FARM EAST, NEWTON FARM EAST, RAYNERS LANE, HA2
Pipeline pressure
NONE

Named schemes (500m)

HARROW DRIVING CENTRE, HARROW DRIVING CENTRE, ALEXANDRA AVENUE, HA2 9DA77 homes
completed
Former Matrix PH, 219, Former Matrix PH, 219, Alexandra Avenue, Harrow, HA2 9DL61 homes
completed
ALEXANDRA AVENUE CLINIC, 275, ALEXANDRA AVENUE CLINIC, 275, ALEXANDRA AVENUE, HA2 9DX10 homes
completed
193, 193, Eastcote Lane, South Harrow, HA2 8RR4 homes
completed
229, 229, Alexandra Avenue, Harrow, HA2 9DL4 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
21.8%
Ward turnout
72%
Election year
2026
MP
Gareth Thomas (Labour (Co-op))
MP majority
6,642
Constituency
Harrow West

Councillors

Graham HensonLabour
Maxine HensonLabour

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Key facts for HA2 9AE

Full postcodeHA2 9AE
Postcode districtHA2
BoroughLondon Borough of Harrow
WardRoxbourne
Latitude51.564351
Longitude-0.368252
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