Roxeth · Harrow · Harrow West constituency · 51.55639, -0.36359

UB5 4BW— Roxeth, Harrow

Location and area intelligence for UB5 4BW, Roxeth, Harrow

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 34/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

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

Liveability
52
Safety
72
Schools
90
Transport
34
Environment
49
Investment
55

The bottom line

UB5 4BW offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: 62 min to city — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB5 4BW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+12.1% vs London avg
vs London crime+23.0% vs London avg

Deep-dive guides for UB5 4BW

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

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“High-connectivity investment target”

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How UB5 4BW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Petts Hill Primary School

Good · Inspected Mar 2023 · 5 min walk

KS2: 105.5

—

Secondary

Rooks Heath School

Not yet inspected · 11 min walk

P8: +0.36A8: 47.8

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 21 min walk

5 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

79.8 incidents per 1,000 residents

Higher crime than 61% of London
↑ Rising 319.4%

+39% vs borough

Crime by type

Other27%
Anti-social behaviour22%
Violence & sexual offences18%
Vehicle crime11%
Theft9%
Robbery6%
Drug offences4%
Burglary2%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 340m

Crime is +23% 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.

UB5 district median

£350,000

Based on 97 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£5,937/m²
Price per ft²£552/ft²
Avg floor area75.7 m²

EPC breakdown

B
1%
C
15%
D
15%
E
4%

Based on 35 properties · Confidence: high

Street mix

Semi 76%Terraced 9%Detached 4%Flat 11%

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£189,250
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

+5.9%

Total change

+429%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.3%

per year

Acceleration

-0.26

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £75k–£100k · 45 sales

Property Type Mix

Total: 45 sales

Detached4.4%
Semi-detached75.6%
Terraced8.9%
Flat/maisonette11.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£85k£156k+84.1%3
Post-dot-com plateau2001–2003£173k£244k+41.4%2.3
Pre-crash peak2005–2007£285k£206k-27.7%1.7
GFC & correction2008–2011£281k£290k+3.1%1.2
Help-to-Buy recovery2013–2016£247k£450k+82.4%1.5
Brexit uncertainty2018–2019£435k£450k+3.4%1
Pandemic surge2020–2021£390k£463k+18.7%1
Rate-rise correction2022–2022£500k£500k+0%1
Current market2024–2025£475k£450k-5.3%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-3.8% alpha

Semi-detached-3.8% α
Local
5%
District
8.8%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Northolt Underground StationCentral line
11.7 min walk
Northolt Park

Nearby stations

Northolt ParkNational Rail
4 min walk
Northolt Underground StationCentral
12 min walk
South Harrow Underground StationPiccadilly
15 min walk
Sudbury Hill Underground StationPiccadilly
24 min walk
Greenford Underground StationCentral
25 min walk
No bus stops within 400m

22

Walkability score

47

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge66 min ↑
Victoria63 min ↑
Waterloo68 min ↑
Canary Wharf76 min ↑
City ★62 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 park211m
Santander docks (800m)0
Nearest cycle dock9.8 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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.3 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 70%
More green space than 80% of London

Nearest SSSI: Harrow Weald SSSI — 7.6 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

THE GROVE MEDICAL PRACTICE

81 DANEMEAD GROVE, UB5 4NY

2 min walk

84%

Recommend GP

84%

Overall GP experience

6

GPs within 1km

1

Dentists within 1km

Nearest hospitalCygnet Hospital · 2.2 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

18

Parks (1km)

6

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

2

Convenience

No pubs within 400m — nearest: O'Donnell's Bar (585 m)

Nearest supermarketAbis Cash & Carry · 903 m
1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
608 licensed premises in borough231 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

911m

Post office

Nearby shops

Hafiz Shahzad Halal Meat279 m
Everest Supermarket320 m
Gucio337 m
South Harrow Fruiterers548 m

Nearby cafes

Chef's Treat857 m
CaffCafe919 m
Pierogarnia1.1 km

Nearby restaurants

Spicy Night186 m
Hollywood Pizza261 m
Harin344 m
Seabass564 m

Nearby pubs

O'Donnell's Bar585 m
The Horseshoe Bar887 m
The Shawl892 m

Nearby gyms

Northolt Leisure Centre887 m

Nearby health

The Grove Medical Practice136 m
Simpson House Medical Centre863 m
Roxburgh Medical Centre1.2 km
Food hygiene (5-star)37% of 30

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
0
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

ADDISONS PROPERTY LIMITED
CAR GLASS SERVICE LIMITED
CHAVDA CONSULT LIMITED
GVR IMPORT LTD
LU SWAA LIMITED

+6 more

Investment

Investment grade, yield and market outlook

55

Investment score

Good

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
5.1% (good)London avg: 3.8%Strong yield — top 19% of London
Gentrification score14/100
Right-to-buy sales (5yr)Owner-occupier growth signal79
Sales last 12 months1

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

8/100

Velocity score

Future outlook

38.4

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,479m
Crossrail 2 route16,300m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,037 nationally

1,630

Est. population

9,692/km²

58%

Employed

35%

Degree educated

£47,100

Median income

6.7%

Claimant rate

Inner cityHigh densityEstablished mixed

40

Community stability

Age profile

22%
24%
23%
18%
13%
Under 1822%
18–3424%
35–4923%
50–6418%
65+13%

Tenure

28%
22%
37%
Own outright28%
Own (mortgage)22%
Private rent37%
Social rent12%
Shared ownership0%

Ethnicity

15%
17%
47%
White British15%
White Other17%
Asian47%
Black9%
Mixed4%
Other8%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine22%
No car household31%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Private rent37%
Social rent13%

vs. London

Income vs London+12.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
6
Local approval rate
40%
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
11
Largest scheme
34 homes · LAND REAR OF HOUSES, LAND REAR OF HOUSES, HALSBURY ROAD WEST, UB5
Pipeline pressure
NONE

Named schemes (500m)

Former Garage Site Adjacent To Perceval Court, Former Garage Site adjacent to Perceval Court, Newmarket Avenue, Northolt, UB5 4EN18 homes
completed
The Oast House PH, The Oast House, Petts Hill, Northolt, UB5 4NP14 homes
completed
496-504, 496-504, Northolt Road, Harrow, HA2 8HA5 homes
completed
Garage site off, Garage site off, Dabbs Hill Lane, Northolt, UB5 4AP4 homes
completed
Land Adjacent, Land adjacent to, Wincanton Crescent3 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
11.8%
Ward turnout
113%
Election year
2026
MP
Gareth Thomas (Labour (Co-op))
MP majority
6,642
Constituency
Harrow West

Councillors

Jerry MilesLabour and Co-operative Party
Peymana AssadLabour and Co-operative Party
Rashmi KaluLabour and Co-operative Party

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Key facts for UB5 4BW

Full postcodeUB5 4BW
Postcode districtUB5
BoroughLondon Borough of Harrow
WardRoxeth
Latitude51.556391
Longitude-0.363590
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