Roxbourne · Harrow · Harrow West constituency · 51.56540, -0.36842

HA2 9DW— Roxbourne, Harrow

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

 

Schools 100%Safety 74/100Transport 20/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

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

Liveability
51
Safety
74
Schools
90
Transport
20
Environment
51
Investment
43

The bottom line

HA2 9DW 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.

Check your dealbreakers

Toggle the things that matter to you — see how HA2 9DW scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how HA2 9DW meets your needs.

Location

HA2 9DW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: GoodInvestment 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 9DW

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare HA2 9DW with:

Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe
Share:WhatsAppShare on X

How HA2 9DW 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 · 3 min walk

KS2: 107.8

—

Secondary

Rooks Heath School

Not yet inspected · 5 min walk

P8: +0.36A8: 47.8

100% of local schools rated Good or Outstanding · based on 7 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) · 1.3km

Crime is +4% above 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£5,769/m²
Price per ft²£536/ft²
Avg floor area88.2 m²

EPC breakdown

C
3%
D
6%
E
2%

Based on 11 properties · Confidence: medium

Street mix

Terraced 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£220,500
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

1997–2025 · CAGR

+6.3%

Total change

+456%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.9%

per year

Acceleration

-5.49

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £450k–£500k · 12 sales

Property Type Mix

Total: 12 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£89k£93k+4.5%1
Post-dot-com plateau2002–2002£210k£210k+0%2
Pre-crash peak2005–2007£250k£280k+12%1.5
GFC & correction2012–2012£280k£280k+0%1
Help-to-Buy recovery2014–2015£332k£390k+17.5%1
Brexit uncertainty2017–2017£450k£450k+0%1
Current market2025–2025£495k£495k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-2% alpha

Terraced-2% α
Local
5.9%
District
7.9%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
13.2 min walk
Northolt Park

Nearby stations

Northolt ParkNational Rail
13 min walk
Rayners Lane Underground StationMetropolitan · Piccadilly
14 min walk
South Harrow Underground StationPiccadilly
14 min walk
West Harrow Underground StationMetropolitan
24 min walk
Northolt Underground StationCentral
24 min walk
No bus stops within 400m

24

Walkability score

40

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 park275m
Santander docks (800m)0
Nearest cycle dock10.4 km

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 AONB31% green spaceTree canopy: 28%
More green space than 86% of London

Nearest SSSI: Harrow Weald SSSI — 6.7 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

4 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

27

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Horseshoe Bar (485 m)

Nearest supermarketMoon Cash & Carry · 916 m
1 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)

890m

Post office

Nearby shops

Tesco Express143 m
AT Off Licence244 m
News & Booze446 m
Eastcote Convenience Store493 m

Nearby cafes

Chef's Treat411 m
Costa1.1 km

Nearby restaurants

Roosters Piri Piri183 m
Flava Caribbean Takeaway239 m
Peppers Express260 m
Standard398 m

Nearby pubs

The Horseshoe Bar485 m
The Man of Aran895 m

Nearby gyms

Harrow Town Sports Club922 m

Nearby pharmacies

Kings Pharmacy519 m
Jade Pharmacy839 m

Nearby health

Roxburgh Medical Centre413 m
Simpson House Medical Centre504 m
Abbey Dental South Harrow;Abbey Dental Practice523 m
Smile 360 Dental Practice826 m
Food hygiene (5-star)42% of 41

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
2
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

ASTRA CLEANING LTD
GRASEROB LIMITED
ULIVEORGANICS LTD
VASILE CHIRIAC LTD
VELA TRANSPORT LTD

Investment

Investment grade, yield and market outlook

43

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
Sales last 12 months0

Rental market

High

Demand

Low

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

29.2

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,155m
Crossrail 2 route16,846m

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)
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)
17
Largest scheme
130 homes · NEWTON FARM EAST, NEWTON FARM EAST, RAYNERS LANE, HA2
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
ALEXANDRA AVENUE CLINIC, 275, ALEXANDRA AVENUE CLINIC, 275, ALEXANDRA AVENUE, HA2 9DX10 homes
completed
332, 332, Alexandra Avenue, Harrow, HA2 9DB6 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

Live in HA2 9DW? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for HA2 9DW.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Harrow with nearby boroughs:

Harrow vs BarnetHarrow vs HillingdonHarrow vs Brent

Similar postcodes

Frequently asked questions

📍 Track HA2 9DW

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for HA2 9DW

Full postcodeHA2 9DW
Postcode districtHA2
BoroughLondon Borough of Harrow
WardRoxbourne
Latitude51.565396
Longitude-0.368417
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