Roxbourne · Harrow · Harrow West constituency · 51.56694, -0.36667

HA2 9DE— Roxbourne, Harrow

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

The family fortress

 

Schools 100%Safety 75/100Transport 21/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
53
Safety
75
Schools
90
Transport
21
Environment
48
Investment
40

The bottom line

HA2 9DE offers exceptional schools (100% Good/Outstanding) and low crime — 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 9DE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-5.7% vs London avg
vs London crime-2.0% vs London avg

Deep-dive guides for HA2 9DE

🛡️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

“The family fortress”

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How HA2 9DE 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 · 8 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 · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.9 incidents per 1,000 residents

Better than 51% of London
↑ Rising 313.0%

+11% vs borough

Crime by type

Violence & sexual offences31%
Other27%
Anti-social behaviour25%
Vehicle crime7%
Drug offences3%
Robbery3%
Burglary2%
Theft1%

Stop & search

0.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 1.5km

Crime is 2% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£5,962/m²
Price per ft²£554/ft²
Avg floor area52.5 m²

EPC breakdown

B
1%
C
17%
D
10%
E
4%

Based on 32 properties · Confidence: high

Street mix

Semi 2%Terraced 2%Flat 95%

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£131,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1997–2025 · CAGR

+6%

Total change

+409%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.8%

per year

Acceleration

-1.22

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £125k–£150k · 39 sales

Property Type Mix

Total: 39 sales

Semi-detached2.6%
Terraced2.6%
Flat/maisonette94.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£56k£89k+58.9%2
Post-dot-com plateau2001–2004£95k£130k+36.9%3
Pre-crash peak2007–2007£198k£198k+0%2
GFC & correction2009–2011£171k£196k+14.6%1
Help-to-Buy recovery2014–2014£253k£253k+0%2
Brexit uncertainty2017–2019£270k£180k-33.3%2
Pandemic surge2020–2021£280k£269k-3.9%2.5
Rate-rise correction2022–2022£317k£317k+0%1
Current market2024–2025£303k£285k-5.8%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.8% alpha

Flat/maisonette+0.8% α
Local
6.3%
District
5.5%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing1
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
11.6 min walk
Northolt Park

Nearby stations

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

25

Walkability score

34

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park228m
Santander docks (800m)0
Nearest cycle dock10.3 km

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 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: 14.9 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 16%
More green space than 75% of London

Nearest SSSI: Harrow Weald SSSI — 6.5 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

DMC COMMUNITY DERM HARROW

ALEXANDRA AVENEUE HEALTH, 275 ALEXANDRA AVE, HA2 9DX

3 min walk

7

GPs within 1km

2

Dentists within 1km

Nearest hospitalCygnet Hospital · 2.0 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

25

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Horseshoe Bar (694 m)

Nearest supermarketMoon Cash & Carry · 794 m
4 tennis courts1 sports halls

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)

773m

Post office

Nearby shops

Tesco Express241 m
AT Off Licence311 m
News & Booze656 m
Eastcote Convenience Store702 m

Nearby cafes

Chef's Treat621 m
Costa969 m
Scoopers1.1 km

Nearby restaurants

Roosters Piri Piri232 m
Flava Caribbean Takeaway307 m
Peppers Express321 m
Standard607 m

Nearby pubs

The Horseshoe Bar694 m
The Man of Aran764 m
O'Donnell's Bar937 m
The Village Inn1.1 km

Nearby gyms

Harrow Town Sports Club770 m

Nearby pharmacies

Jade Pharmacy725 m
Kings Pharmacy728 m
Healthways Pharmacy1.1 km

Nearby health

Roxburgh Medical Centre253 m
Smile 360 Dental Practice701 m
Simpson House Medical Centre714 m
Abbey Dental South Harrow;Abbey Dental Practice732 m
Food hygiene (5-star)53% of 38

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
2
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

APERCEDE IP LTD
CDM BUILDING SERVICES LTD
HCL LOGISTICS LTD
PRIME UK LED LTD

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 owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

37.7

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,110m
Crossrail 2 route16,772m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,474 nationally

1,486

Est. population

17,769/km²

59%

Employed

36%

Degree educated

£39,600

Median income

4.8%

Claimant rate

SuburbanVery high densityEstablished mixed

45

Community stability

Age profile

25%
23%
22%
18%
Under 1825%
18–3423%
35–4922%
50–6418%
65+12%

Tenure

22%
22%
20%
36%
Own outright22%
Own (mortgage)22%
Private rent20%
Social rent36%
Shared ownership1%

Ethnicity

22%
39%
16%
White British22%
White Other9%
Asian39%
Black16%
Mixed5%
Other8%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine22%
No car household24%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Social rent36%
Private rent20%

vs. London

Income vs London-5.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Planning apps (3 years)
6
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)
11
Largest scheme
144 homes · RAYNERS LANE ESTATE, RAYNERS LANE ESTATE, RAYNERS LANE, HA2 0XT
Pipeline pressure
NONE

Named schemes (500m)

NEWTON FARM EAST, NEWTON FARM EAST, RAYNERS LANE, HA2130 homes
completed
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
LAND REAR OF, 5-17, LAND REAR OF, 5-17, ABERCORN CRESCENT, HA2 0PX35 homes
completed
Tithe Farm Social Club, Tithe Farm Social Club, Rayners Lane, Harrow, HA2 0XH30 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 9DE

Full postcodeHA2 9DE
Postcode districtHA2
BoroughLondon Borough of Harrow
WardRoxbourne
Latitude51.566936
Longitude-0.366674
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