Roxbourne · Harrow · Harrow West constituency · 51.56509, -0.37149

HA2 9ET— Roxbourne, Harrow

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

 

Schools 100%Safety 74/100Transport 19/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
50
Safety
74
Schools
90
Transport
19
Environment
47
Investment
41

The bottom line

HA2 9ET 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 9ET

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 9ET

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

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How HA2 9ET 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 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 20 min walk

4 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 1.4km

Crime is 0% 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£6,011/m²
Price per ft²£558/ft²
Avg floor area91 m²

EPC breakdown

C
4%
D
10%
E
2%
G
1%

Based on 17 properties · Confidence: medium

Street mix

Semi 21%Terraced 79%

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£227,500
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 DAnnual charge £2,024
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.8%

Total change

+614%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.8%

per year

Acceleration

+4.80

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 28 sales

Property Type Mix

Total: 28 sales

Semi-detached21.4%
Terraced78.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£77k£149k+93.8%1.2
Post-dot-com plateau2002–2004£136k£245k+79.8%2
Pre-crash peak2005–2006£250k£290k+16%1
GFC & correction2009–2012£300k£313k+4.2%2.5
Help-to-Buy recovery2015–2016£393k£485k+23.4%1
Brexit uncertainty2017–2018£478k£453k-5.3%1
Pandemic surge2020–2021£515k£520k+1%1
Current market2025–2025£550k£550k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.5% alpha

Terraced+0.5% α
Local
8.3%
District
7.8%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
13.4 min walk
Northolt Park

Nearby stations

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

24

Walkability score

54

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 park400m
Santander docks (800m)0
Nearest cycle dock10.5 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: 15.1 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 31%
Above average green space

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

SIMPSON HOUSE MEDICAL CENTRE

SIMPSON HOUSE, 255 EASTCOTE LANE, HA2 8RS

5 min walk

74%

Recommend GP

74%

Overall GP experience

7

GPs within 1km

4

Dentists within 1km

Nearest hospitalCygnet Hospital · 2.3 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

20

Parks (1km)

9

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

4

Convenience

Nearest supermarketMoon Cash & Carry · 924 m
1 sports halls

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)

894m

Post office

Nearby shops

News & Booze333 m
Tesco Express340 m
Eastcote Convenience Store364 m
La Claudia368 m

Nearby cafes

Chef's Treat313 m
Eat Well Cafe835 m
Costa1.1 km
Scoopers1.2 km

Nearby restaurants

Standard306 m
KSG Fast Food321 m
Roosters Piri Piri388 m
Mr Chan's Cantonese Takeaway405 m

Nearby pubs

The Horseshoe Bar358 m
The Man of Aran914 m

Nearby gyms

Harrow Town Sports Club967 m

Nearby pharmacies

Kings Pharmacy384 m
Boots811 m
Jade Pharmacy843 m

Nearby health

Simpson House Medical Centre384 m
Abbey Dental South Harrow;Abbey Dental Practice387 m
Roxburgh Medical Centre623 m
Smile 360 Dental Practice843 m
Food hygiene (5-star)42% of 45

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

AARVIN LTD
CRIMSON SKY STUDIO LTD
DOCANON LTD
FRIENDS FILM PRODUCTIONS LTD
ICONIQUE DREAMS LTD

+4 more

Investment

Investment grade, yield and market outlook

41

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 months1

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

29.4

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,339m
Crossrail 2 route17,044m

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)
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)
15
Largest scheme
130 homes · NEWTON FARM EAST, NEWTON FARM EAST, RAYNERS LANE, HA2
Pipeline pressure
NONE

Named schemes (500m)

ALEXANDRA AVENUE CLINIC, 275, ALEXANDRA AVENUE CLINIC, 275, ALEXANDRA AVENUE, HA2 9DX10 homes
completed
Garages Adjacent 7, Garages Adjacent 7, Stuart Avenue, Harrow, HA2 9BA6 homes
completed
229, 229, Alexandra Avenue, Harrow, HA2 9DL4 homes
completed
193, 193, Eastcote Lane, South Harrow, HA2 8RR4 homes
completed
80, Kings Road, Harrow, HA2 9JF3 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 9ET

Full postcodeHA2 9ET
Postcode districtHA2
BoroughLondon Borough of Harrow
WardRoxbourne
Latitude51.565088
Longitude-0.371487
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