Roxbourne · Harrow · Harrow West constituency · 51.56033, -0.38018

HA2 9AW— Roxbourne, Harrow

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

Strong, well-rated schools nearby

 

Schools 100%Safety 77/100Transport 15/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
48
Safety
77
Schools
90
Transport
15
Environment
43
Investment
40

The bottom line

HA2 9AW 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: 61 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA2 9AW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-1.4% vs London avg
vs London crime-16.0% vs London avg

Deep-dive guides for HA2 9AW

🛡️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 9AW 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 · 7 min walk

KS2: 105.7

—

Secondary

Rooks Heath School

Not yet inspected · 8 min walk

P8: +0.36A8: 47.8

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 29 min walk

6 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

54.5 incidents per 1,000 residents

Better than 59% of London
↑ Rising 352.2%

-5% vs borough

Crime by type

Anti-social behaviour31%
Violence & sexual offences28%
Other19%
Vehicle crime10%
Theft5%
Burglary5%
Drug offences2%
Robbery1%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

87

Road safety score

9

Accidents (5yr)

1

KSI (5yr)

6

Serious within 200m

HIGH pedestrian risk6 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 1.6km

Crime is 16% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,192/m²
Price per ft²£482/ft²
Avg floor area51.9 m²

EPC breakdown

C
48%
D
29%
E
6%

Based on 83 properties · Confidence: high

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£129,750
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)
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

1996–2025 · CAGR

+6%

Total change

+440%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.6%

per year

Acceleration

-10.24

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £150k–£175k · 21 sales

Property Type Mix

Total: 21 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£50k£78k+56%3
Post-dot-com plateau2001–2004£53k£169k+222.4%1.5
Pre-crash peak2005–2005£148k£148k+0%1
GFC & correction2012–2012£150k£150k+0%1
Help-to-Buy recovery2013–2016£200k£263k+31.2%1
Brexit uncertainty2018–2018£280k£280k+0%1
Current market2025–2025£270k£270k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.4% alpha

Flat/maisonette+3.4% α
Local
19.1%
District
15.7%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
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
Northolt Underground StationCentral line
18.3 min walk
South Ruislip

Nearby stations

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

15

Walkability score

32

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★61 min
Victoria63 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

13

Car parks (800m)

0

EV chargers (800m)

Nearest car park96m
Santander docks (800m)0
Nearest cycle dock10.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

89%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed458 Mbps
Median download432 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: 15.5 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Ruislip Woods SSSI — 5.3 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

ACREFIELD SURGERY

700 FIELD END ROAD, HA4 0QR

3 min walk

68%

Recommend GP

68%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCygnet Hospital · 3.0 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

51

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Horseshoe Bar (548 m)

Nearest supermarketMoon Cash & Carry · 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)

99m

Post office

Nearby shops

Londis58 m
Tesco Express97 m
Check Us Food & Wine99 m
Sri's Cakes527 m

Nearby cafes

Eat Well Cafe96 m
Chef's Treat635 m

Nearby restaurants

Snack Bar225 m
Sea Rock Fish & Chips477 m
Mr Chan's Cantonese Takeaway485 m
KSG Fast Food618 m

Nearby pubs

The Horseshoe Bar548 m

Nearby gyms

Queensmead Sports Centre787 m
Larkspur Rovers FC1.0 km

Nearby pharmacies

Boots82 m
Kings Pharmacy513 m

Nearby health

Abbey Dental South Harrow;Abbey Dental Practice508 m
Simpson House Medical Centre545 m
Food hygiene (5-star)53% of 36

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
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

DIVINE PROPERTY LTD
LONDON CITY CARS LTD
WHEELS OF CHOICE LTD
YOLMSEN LIMITED

Investment

Investment grade, yield and market outlook

40

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 score14/100
Right-to-buy sales (5yr)Owner-occupier growth signal79
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

41.6

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,710m
Crossrail 2 route17,515m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,828 nationally

1,909

Est. population

14,739/km²

54%

Employed

36%

Degree educated

£41,400

Median income

6.1%

Claimant rate

SuburbanHigh densityEstablished mixed

47

Community stability

Age profile

28%
20%
22%
18%
13%
Under 1828%
18–3420%
35–4922%
50–6418%
65+13%

Tenure

25%
34%
25%
15%
Own outright25%
Own (mortgage)34%
Private rent25%
Social rent15%
Shared ownership1%
Rent free0%

Ethnicity

18%
48%
White British18%
White Other10%
Asian48%
Black10%
Mixed3%
Other10%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine22%
No car household24%
Unemployed8%
No qualifications18%

Housing tenure (Census 2021)

Private rent25%
Social rent15%

vs. London

Income vs London-1.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
3
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)
1
Largest scheme
95 homes · LAND AT, LAND AT, DONCASTER GARDENS & DRIVE, EASTCOTE LANE, GAYLOR ROAD, UB5 4AZ
Pipeline pressure
NONE

Named schemes (500m)

26-28, 26-28, Kenilworth Avenue, Harrow, HA2 8SA4 homes
completed
188, 188, Malvern Avenue, Harrow, HA2 9HD3 homes
completed
Land adjacent to 353, Land adjacent to 353, Eastcote Lane, HA2 8SB2 homes
completed
341, 341, Eastcote Lane, Harrow, HA2 8RY2 homes
completed
92, 92, Leamington Crescent, HA2 9HQ2 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 9AW

Full postcodeHA2 9AW
Postcode districtHA2
BoroughLondon Borough of Harrow
WardRoxbourne
Latitude51.560326
Longitude-0.380183
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