Roxeth · Harrow · Harrow West constituency · 51.55414, -0.37286

UB5 4BY— Roxeth, Harrow

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 24/100Yield 5.14%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
48
Safety
80
Schools
90
Transport
24
Environment
46
Investment
60

The bottom line

UB5 4BY 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 catches: 64 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 4BY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.4% vs London avg
vs London crime-49.0% vs London avg

Deep-dive guides for UB5 4BY

🛡️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 UB5 4BY 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 · 6 min walk

KS2: 105.7

—

Secondary

Islip Manor High School

Not yet inspected · 4 min walk

P8: -0.21A8: 39.3

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 · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

33.3 incidents per 1,000 residents

Better than 76% of London
↑ Rising 390.9%

from a low base — still below London average

-42% vs borough

Crime by type

Anti-social behaviour35%
Violence & sexual offences28%
Vehicle crime11%
Other7%
Burglary7%
Drug offences6%
Robbery4%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 924m

Crime is 49% below London average

Property

Prices, sales volume and market trends

Avg floor area80.8 m²

EPC breakdown

B
1%
C
4%
D
4%

Based on 9 properties · Confidence: low

Street mix

Semi 67%Terraced 33%

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

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£202,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
RoofPitched, 150 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

2004–2014 · CAGR

+5.7%

Total change

+74%

Market Activity

Price Velocity & Acceleration

Current Velocity

+43.8%

per year

Acceleration

+49.14

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 6 sales

Property Type Mix

Total: 6 sales

Semi-detached66.7%
Terraced33.3%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£195k£195k+0%1
Pre-crash peak2006–2007£210k£250k+19%1
GFC & correction2009–2009£237k£237k+0%2
Help-to-Buy recovery2014–2014£340k£340k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
8.2 min walk
Northolt Park

Nearby stations

Northolt Underground StationCentral
9 min walk
Northolt ParkNational Rail
13 min walk
South Ruislip Underground StationCentral
23 min walk
South Harrow Underground StationPiccadilly
23 min walk
Greenford Underground StationCentral
28 min walk
No bus stops within 400m

9

Walkability score

22

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge68 min ↑
Victoria65 min ↑
Waterloo70 min ↑
Canary Wharf77 min ↑
City ★64 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

8

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)22
Nearest car park224m
Santander docks (800m)0
Nearest cycle dock10.3 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: 14.8 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 49%
Above average green space

Nearest SSSI: Ruislip Woods SSSI — 6.2 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 MEDICAL CENTRE

45 DONCASTER DRIVE, UB5 4AT

3 min walk

59%

Recommend GP

59%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

Nearest hospitalCygnet Hospital · 2.8 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

25

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Horseshoe Bar (871 m)

No restaurants within 800m — nearest: The Mandeville Arms (753 m)

Nearest supermarketCo-op Food · 1.1 km
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)

767m

Post office

Nearby shops

Sweet Express738 m
Check Us Food & Wine764 m
Londis856 m
Sri's Cakes859 m

Nearby cafes

Eat Well Cafe762 m
Pierogarnia852 m
Take a Break874 m
Chef's Treat909 m

Nearby restaurants

The Mandeville Arms753 m
Snack Bar827 m
Sea Rock Fish & Chips838 m
Mr Chan's Cantonese Takeaway840 m

Nearby pubs

The Horseshoe Bar871 m
The Crown1.1 km

Nearby gyms

Northolt Leisure Centre666 m
Larkspur Rovers FC724 m

Nearby pharmacies

Kings Pharmacy853 m
Boots937 m

Nearby health

Simpson House Medical Centre843 m
Abbey Dental South Harrow;Abbey Dental Practice851 m
Food hygiene (5-star)50% of 22

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

60

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 score12/100
Right-to-buy sales (5yr)Owner-occupier growth signal79

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

23.7

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,001m
Crossrail 2 route16,878m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,788 nationally

1,624

Est. population

14,223/km²

55%

Employed

31%

Degree educated

£41,400

Median income

5.9%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

50

Community stability

Age profile

27%
19%
23%
20%
Under 1827%
18–3419%
35–4923%
50–6420%
65+12%

Tenure

21%
36%
17%
25%
Own outright21%
Own (mortgage)36%
Private rent17%
Social rent25%
Shared ownership0%

Ethnicity

19%
14%
37%
16%
White British19%
White Other14%
Asian37%
Black16%
Mixed4%
Other10%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine23%
No car household23%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Social rent25%
Private rent17%

vs. London

Income vs London-1.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
7
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
162
Largest scheme
149 homes · Land At Dabb's Hill, Huntingdon Close, Northolt, UB5 4AX
Pipeline pressure
NONE

Named schemes (500m)

Land At Dabb's Hill, Huntingdon Close, Northolt, UB5 4AX149 homes
completed
LAND AT, LAND AT, DONCASTER GARDENS & DRIVE, EASTCOTE LANE, GAYLOR ROAD, UB5 4AZ95 homes
completed
Highway Adjacent To Northolt High School, Northolt High School, Eastcote Lane, Northolt, UB5 4HS27 homes
completed
Garages rear of 62-68, Garages rear of 62-68, Dabbs Hill Lane, Northolt, UB5 4DA10 homes
completed
1 & 1A, 1 & 1A, Silverdale Close, Northolt, UB5 4BL7 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 4BY

Full postcodeUB5 4BY
Postcode districtUB5
BoroughLondon Borough of Harrow
WardRoxeth
Latitude51.554137
Longitude-0.372859
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