Rayners Lane · Harrow · Harrow West constituency · 51.56944, -0.37689

HA2 9JP— Rayners Lane, Harrow

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

The family fortress

 

Schools 100%Safety 81/100Transport 24/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
60
Safety
81
Schools
90
Transport
24
Environment
56
Investment
40

The bottom line

HA2 9JP 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 catch: 61 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA2 9JP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+12.9% vs London avg
vs London crime-56.0% vs London avg

Deep-dive guides for HA2 9JP

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How HA2 9JP 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 · 2 min walk

KS2: 110.1

—

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 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

28.8 incidents per 1,000 residents

Better than 80% of London
↑ Rising 920.0%

from a low base — still below London average

-50% vs borough

Crime by type

Violence & sexual offences27%
Other22%
Anti-social behaviour20%
Vehicle crime20%
Burglary8%
Drug offences2%
Theft2%
Robbery0%

Road safety

98

Road safety score

2

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) · 2.0km

Crime is 56% 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£7,107/m²
Price per ft²£660/ft²
Avg floor area78.8 m²

EPC breakdown

D
6%
E
2%

Based on 8 properties · Confidence: low

Street mix

Semi 20%Terraced 50%Detached 10%Flat 20%

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£197,000
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,024
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2025 · CAGR

+6.4%

Total change

+367%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.4%

per year

Acceleration

-66.07

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £600k–£700k · 10 sales

Property Type Mix

Total: 10 sales

Detached10%
Semi-detached20%
Terraced50%
Flat/maisonette20%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£120k£120k+0%1
Post-dot-com plateau2002–2002£285k£285k+0%2
Brexit uncertainty2017–2019£500k£600k+20%1
Pandemic surge2020–2021£540k£540k+0%1
Rate-rise correction2022–2023£402k£625k+55.7%1
Current market2025–2025£560k£560k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

83out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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 StationPiccadilly line
8.9 min walk
Northolt Park

Nearby stations

Rayners Lane Underground StationMetropolitan · Piccadilly
9 min walk
Eastcote Underground StationMetropolitan · Piccadilly
20 min walk
South Harrow Underground StationPiccadilly
22 min walk
Northolt ParkNational Rail
22 min walk
North Harrow Underground StationMetropolitan
25 min walk
No bus stops within 400m

20

Walkability score

47

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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park681m
Santander docks (800m)0
Nearest cycle dock11.0 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: 15.6 km away✗ Not Green Belt✗ Not AONB49% green spaceTree canopy: 70%
More green space than 95% of London

Nearest SSSI: Harrow Weald SSSI — 6.4 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

KINGS ROAD SURGERY

204 KINGS ROAD, SOUTH HARROW, HA2 9JJ

1 min walk

68%

Recommend GP

68%

Overall GP experience

7

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalCygnet Hospital · 2.7 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

8

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Man of Aran (598 m)

Nearest supermarketMoon Cash & Carry · 574 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

0

Libraries (1km)

0

Cinemas (2km)

544m

Post office

Nearby shops

Tesco Express534 m
TSK Cash and Carry550 m
Odeon News563 m
Yarlkani Food and Wine699 m

Nearby cafes

The Roxy Cafe637 m
Costa770 m
Scoopers837 m
Chef's Treat879 m

Nearby restaurants

The Rayners475 m
The Fat Crab485 m
Saravanaa Bhavan530 m
Domino's561 m

Nearby pubs

The Man of Aran598 m
The Horseshoe Bar880 m
The Village Inn915 m
Club 2000928 m

Nearby gyms

Harrow Town Sports Club707 m

Nearby pharmacies

Jade Pharmacy509 m
Kings Pharmacy888 m
Healthways Pharmacy899 m
Boots998 m

Nearby health

Smile 360 Dental Practice546 m
Abbey Dental South Harrow;Abbey Dental Practice889 m
Corona Dental Studio893 m
Simpson House Medical Centre909 m
Food hygiene (5-star)48% of 27

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

AARVION FOODS LTD

Investment

Investment grade, yield and market outlook

40

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

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

4/100

Velocity score

Future outlook

51.3

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,871m
Crossrail 2 route17,528m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,178 nationally

1,773

Est. population

12,837/km²

60%

Employed

41%

Degree educated

£47,400

Median income

5.1%

Claimant rate

SuburbanHigh densityOwner occupiers / families

55

Community stability

Age profile

27%
16%
22%
21%
14%
Under 1827%
18–3416%
35–4922%
50–6421%
65+14%

Tenure

39%
37%
21%
Own outright39%
Own (mortgage)37%
Private rent21%
Social rent3%
Shared ownership0%
Rent free0%

Ethnicity

16%
51%
17%
White British16%
White Other8%
Asian51%
Black5%
Mixed3%
Other17%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine18%
No car household12%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent21%
Social rent3%

vs. London

Income vs London+12.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
1
Planning apps (3 years)
2
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
5
Largest scheme
6 homes · Garages Adjacent 7, Garages Adjacent 7, Stuart Avenue, Harrow, HA2 9BA
Pipeline pressure
NONE

Named schemes (500m)

40, 40, Lynton Road, Harrow, HA2 9NS4 homes
completed
96, 96, Warden Avenue, HA2 9LW3 homes
completed
142, 142, Malvern Avenue, Harrow, HA2 9HB3 homes
completed
108, 108, Lynton Road, Harrow, HA2 9NN3 homes
completed
256, 256, Exeter Road, South Harrow, HA2 9PH3 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

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Key facts for HA2 9JP

Full postcodeHA2 9JP
Postcode districtHA2
BoroughLondon Borough of Harrow
WardRayners Lane
Latitude51.569443
Longitude-0.376887
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