Roxbourne · Harrow · Harrow West constituency · 51.56228, -0.37180

HA2 9AH— Roxbourne, Harrow

Location and area intelligence for HA2 9AH, 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
47
Safety
74
Schools
90
Transport
21
Environment
49
Investment
50

The bottom line

HA2 9AH 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 london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA2 9AH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for HA2 9AH

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

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Postcode Personality

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How HA2 9AH 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 · 0 min walk

P8: +0.36A8: 47.8

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 22 min walk

3 primaries · 1 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

97

Road safety score

3

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

3

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 1.2km

Crime is 0% below London average

Property

Prices, sales volume and market trends

Avg floor area74.4 m²

EPC breakdown

C
2%
D
10%
E
2%

Based on 14 properties · Confidence: medium

Street mix

Semi 12%Terraced 59%Flat 12%Other 18%

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£186,000
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

1996–2023 · CAGR

+5.4%

Total change

+314%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.9%

per year

Acceleration

-37.38

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £100k–£125k · 14 sales

Property Type Mix

Total: 14 sales

Semi-detached14.3%
Terraced71.4%
Flat/maisonette14.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£100k£98k-2.5%1
Post-dot-com plateau2001–2001£120k£120k+0%1
Pre-crash peak2006–2006£288k£288k+0%1
GFC & correction2010–2010£260k£260k+0%2
Help-to-Buy recovery2015–2016£306k£417k+36.5%2
Rate-rise correction2023–2023£414k£414k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position75

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
17.2 min walk
Northolt Park

Nearby stations

Northolt ParkNational Rail
13 min walk
South Harrow Underground StationPiccadilly
17 min walk
Rayners Lane Underground StationMetropolitan · Piccadilly
18 min walk
Northolt Underground StationCentral
20 min walk
South Ruislip Underground StationCentral
25 min walk
No bus stops within 400m

23

Walkability score

46

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★61 min
Victoria67 min ↑
Waterloo63 min ↑
Canary Wharf71 min ↑
City67 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park378m
Santander docks (800m)0
Nearest cycle dock10.5 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

64%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed357 Mbps
Median download367 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: 15.0 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 70%
More green space than 80% of London

Nearest SSSI: Harrow Weald SSSI — 7.0 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

1 min walk

74%

Recommend GP

74%

Overall GP experience

6

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital · 2.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

18

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

5

Convenience

Nearest supermarketMoon Cash & Carry · 1.2 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)

644m

Post office

Nearby shops

News & Booze28 m
Eastcote Convenience Store81 m
La Claudia86 m
Sri's Cakes95 m

Nearby cafes

Chef's Treat16 m
Eat Well Cafe620 m

Nearby restaurants

KSG Fast Food8 m
Standard30 m
Mr Chan's Cantonese Takeaway138 m
Sea Rock Fish & Chips145 m

Nearby pubs

The Horseshoe Bar73 m

Nearby pharmacies

Kings Pharmacy109 m
Boots658 m
Jade Pharmacy1.2 km

Nearby health

Simpson House Medical Centre86 m
Abbey Dental South Harrow;Abbey Dental Practice114 m
Roxburgh Medical Centre802 m
Smile 360 Dental Practice1.2 km
Food hygiene (5-star)39% of 39

Business

Local businesses registered here

Active businesses
24
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
15
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

4D LONDON CLINIC LTD
ACKME LTD
AMAZING LOOKS BARBER SHOP LTD
C & S MANAGEMENT CONSULTANCY LTD
DART TRADING LIMITED

+15 more

Investment

Investment grade, yield and market outlook

50

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 score13/100
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

12

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,243m
Crossrail 2 route16,994m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (3 years)
3
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
61 homes · Former Matrix PH, 219, Former Matrix PH, 219, Alexandra Avenue, Harrow, HA2 9DL
Pipeline pressure
NONE

Named schemes (500m)

Garages Adjacent 7, Garages Adjacent 7, Stuart Avenue, Harrow, HA2 9BA6 homes
completed
193, 193, Eastcote Lane, South Harrow, HA2 8RR4 homes
completed
80, Kings Road, Harrow, HA2 9JF3 homes
completed
20 Corfe Avenue Harrow HA2 8SZ, 20, Corfe Avenue, Harrow, HA2 8SZ3 homes
completed
73, 73, Malvern Avenue, Harrow, HA2 9EU2 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 9AH

Full postcodeHA2 9AH
Postcode districtHA2
BoroughLondon Borough of Harrow
WardRoxbourne
Latitude51.562278
Longitude-0.371804
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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