Rayners Lane · Harrow · Harrow West constituency · 51.57052, -0.37116

HA2 9EB— Rayners Lane, Harrow

Location and area intelligence for HA2 9EB, Rayners Lane, Harrow

The family fortress

 

Schools 100%Safety 76/100Transport 36/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

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

Liveability
61
Safety
76
Schools
90
Transport
36
Environment
49
Investment
52

The bottom line

HA2 9EB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: 54 min to london bridge — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how HA2 9EB 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 9EB meets your needs.

Location

HA2 9EB

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+12.9% vs London avg
vs London crime-12.0% vs London avg

Deep-dive guides for HA2 9EB

🛡️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 9EB with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How HA2 9EB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Newton Farm Nursery, Infant and Junior School

Good · Inspected Sept 2022 · 3 min walk

KS2: 110.1

—

Secondary

Rooks Heath School

Not yet inspected · 12 min walk

P8: +0.36A8: 47.8

100% of local schools rated Good or Outstanding · based on 10 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

57.4 incidents per 1,000 residents

Better than 56% of London
↑ Rising 500.0%

0% vs borough

Crime by type

Violence & sexual offences27%
Other22%
Anti-social behaviour17%
Vehicle crime17%
Burglary6%
Theft6%
Robbery4%
Drug offences2%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 1.9km

Crime is 12% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£4,467/m²
Price per ft²£415/ft²
Avg floor area65.6 m²

EPC breakdown

C
27%
D
9%
E
1%

Based on 37 properties · Confidence: high

Street mix

Flat 98%Other 2%

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£164,000
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 CAnnual charge £1,799
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.8%

Total change

+438%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.2%

per year

Acceleration

-97.28

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £100k–£125k · 49 sales

Property Type Mix

Total: 49 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£96k+80.7%2.6
Post-dot-com plateau2001–2004£120k£172k+43.9%3.5
Pre-crash peak2005–2007£179k£210k+17.3%1.3
GFC & correction2010–2012£200k£165k-17.5%2
Help-to-Buy recovery2013–2015£250k£300k+19.8%1.3
Brexit uncertainty2017–2018£343k£213k-38%2
Pandemic surge2020–2020£154k£154k+0%1
Current market2024–2025£298k£285k-4.2%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.3% alpha

Flat/maisonette-0.3% α
Local
5.4%
District
5.7%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing3
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Rayners Lane Underground StationMetropolitan line
6.2 min walk
Northolt Park

Nearby stations

Rayners Lane Underground StationMetropolitan · Piccadilly
6 min walk
South Harrow Underground StationPiccadilly
18 min walk
West Harrow Underground StationMetropolitan
20 min walk
Northolt ParkNational Rail
21 min walk
North Harrow Underground StationMetropolitan
21 min walk
No bus stops within 400m

43

Walkability score

38

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★54 min
Victoria57 min ↑
Waterloo57 min ↑
Canary Wharf64 min ↑
City62 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park396m
Santander docks (800m)0
Nearest cycle dock10.7 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: 15.3 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 70%
More green space than 79% of London

Nearest SSSI: Harrow Weald 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

DMC COMMUNITY DERM HARROW

ALEXANDRA AVENEUE HEALTH, 275 ALEXANDRA AVE, HA2 9DX

3 min walk

6

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCygnet Hospital · 2.3 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

35

Parks (1km)

22

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

7

Sports (1km)

3

Convenience

Nearest supermarketMoon Cash & Carry · 321 m
5 tennis courts1 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)

292m

Post office

Nearby shops

Tesco Express208 m
TSK Cash and Carry245 m
Odeon News267 m
Yarlkani Food and Wine428 m

Nearby cafes

Costa526 m
Scoopers618 m
Chef's Treat919 m

Nearby restaurants

The Rayners177 m
The Fat Crab194 m
Saravanaa Bhavan267 m
Fab's Peri Peri286 m

Nearby pubs

The Man of Aran309 m
The Village Inn696 m
Club 2000726 m
The Horseshoe Bar958 m

Nearby gyms

Harrow Town Sports Club373 m
Rayners Mead Outdoor Gym963 m

Nearby pharmacies

Jade Pharmacy240 m
Healthways Pharmacy679 m
Kings Pharmacy980 m

Nearby health

Smile 360 Dental Practice238 m
Roxburgh Medical Centre689 m
Corona Dental Studio697 m
Abbey Dental South Harrow;Abbey Dental Practice983 m
Food hygiene (5-star)42% of 106

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

NICOLAS CONS LTD
RUHIHUB UK LTD

Investment

Investment grade, yield and market outlook

52

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 score17/100
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

12/100

Velocity score

Future outlook

46.5

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,554m
Crossrail 2 route17,178m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,383 nationally

1,881

Est. population

11,194/km²

62%

Employed

42%

Degree educated

£47,400

Median income

5.6%

Claimant rate

Inner cityHigh densityEstablished mixed

31

Community stability

Age profile

26%
24%
26%
14%
Under 1826%
18–3424%
35–4926%
50–6414%
65+10%

Tenure

21%
20%
53%
Own outright22%
Own (mortgage)20%
Private rent53%
Social rent6%
Shared ownership0%

Ethnicity

14%
15%
55%
White British14%
White Other15%
Asian55%
Black5%
Mixed3%
Other8%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine19%
No car household34%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Private rent53%
Social rent6%

vs. London

Income vs London+12.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Planning apps (3 years)
4
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)
14
Largest scheme
254 homes · 1, 1, Strongbridge Close, Harrow, HA2 0TZ
Pipeline pressure
NONE

Named schemes (500m)

ALEXANDRA AVENUE CLINIC, 275, ALEXANDRA AVENUE CLINIC, 275, ALEXANDRA AVENUE, HA2 9DX10 homes
completed
464-472, 464-472, Alexandra Avenue, South Harrow, HA2 9TL10 homes
completed
464, 464, ALEXANDER AVENUE, HA2 9TN10 homes
completed
332, 332, Alexandra Avenue, Harrow, HA2 9DB6 homes
completed
Oxleay Court, Oxleay Court, Alexandra Avenue, HA2 9UG3 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
17.6%
Ward turnout
85%
Election year
2026
MP
Gareth Thomas (Labour (Co-op))
MP majority
6,642
Constituency
Harrow West

Councillors

Thaya IdaikkadarConservative
Krishna SureshLabour

Live in HA2 9EB? 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 9EB.
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 9EB

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

No spam. Unsubscribe anytime.

Key facts for HA2 9EB

Full postcodeHA2 9EB
Postcode districtHA2
BoroughLondon Borough of Harrow
WardRayners Lane
Latitude51.570524
Longitude-0.371163
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