Rayners Lane · Harrow · Harrow West constituency · 51.56907, -0.37833

HA2 9LJ— Rayners Lane, Harrow

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

The family fortress

 

Schools 100%Safety 81/100Transport 23/100Yield 4.00%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
58
Safety
81
Schools
90
Transport
23
Environment
57
Investment
50

The bottom line

HA2 9LJ 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.

Check your dealbreakers

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

Location

HA2 9LJ

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 9LJ

🛡️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 9LJ with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How HA2 9LJ 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 · 11 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 · 26 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 2.1km

Crime is 56% below London average

Property

Prices, sales volume and market trends

Avg floor area68.5 m²

EPC breakdown

C
4%
D
7%

Based on 11 properties · Confidence: medium

Street mix

Terraced 40%Flat 60%

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£171,250
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

1995–2021 · CAGR

+4.9%

Total change

+244%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.5%

per year

Acceleration

+14.03

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £150k–£175k · 15 sales

Property Type Mix

Total: 15 sales

Terraced40%
Flat/maisonette60%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£82k£168k+105.5%1.2
Post-dot-com plateau2003–2003£149k£149k+0%2
Pre-crash peak2006–2006£175k£175k+0%1
GFC & correction2008–2009£265k£245k-7.5%2
Help-to-Buy recovery2014–2016£395k£306k-22.5%1
Pandemic surge2021–2021£280k£280k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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
10 min walk
Northolt Park

Nearby stations

Rayners Lane Underground StationMetropolitan · Piccadilly
11 min walk
Eastcote Underground StationMetropolitan · Piccadilly
19 min walk
Northolt ParkNational Rail
23 min walk
South Harrow Underground StationPiccadilly
23 min walk
South Ruislip Underground StationCentral
25 min walk
No bus stops within 400m

22

Walkability score

44

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 park647m
Santander docks (800m)0
Nearest cycle dock11.1 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 waterMEDIUM
Medium
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: 15.7 km away✗ Not Green Belt✗ Not AONB51% green spaceTree canopy: 31%
More green space than 96% of London

Nearest SSSI: Ruislip Woods SSSI — 4.8 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

5

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalCygnet Hospital · 2.8 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Man of Aran (699 m)

No restaurants within 800m — nearest: The Rayners (580 m)

Nearest supermarketMoon Cash & Carry · 672 m

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)

643m

Post office

Nearby shops

Tesco Express639 m
TSK Cash and Carry654 m
Odeon News666 m
Yarlkani Food and Wine795 m

Nearby cafes

The Roxy Cafe612 m
Costa861 m
Chef's Treat889 m
Scoopers923 m

Nearby restaurants

The Rayners580 m
The Fat Crab589 m
Saravanaa Bhavan631 m
Domino's659 m

Nearby pubs

The Man of Aran699 m
The Horseshoe Bar880 m
The Village Inn999 m
Club 20001.0 km

Nearby gyms

Harrow Town Sports Club810 m

Nearby pharmacies

Jade Pharmacy611 m
Kings Pharmacy884 m
Boots933 m
Healthways Pharmacy984 m

Nearby health

Smile 360 Dental Practice650 m
Abbey Dental South Harrow;Abbey Dental Practice884 m
Simpson House Medical Centre908 m
Corona Dental Studio974 m
Food hygiene (5-star)86% of 7

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

ASTRO ARENA LTD
NEW GENERATION FOOTBALL CLUB LTD
ORBIT SERVICES PRIVATE LIMITED
PNV PROPERTIES LIMITED
ROCONECT CIC

+2 more

Investment

Investment grade, yield and market outlook

50

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

38.2

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,946m
Crossrail 2 route17,614m

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)
1
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
108, 108, Lynton Road, Harrow, HA2 9NN3 homes
completed
256, 256, Exeter Road, South Harrow, HA2 9PH3 homes
completed
142, 142, Malvern Avenue, Harrow, HA2 9HB3 homes
completed
96, 96, Warden Avenue, HA2 9LW3 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 9LJ? 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 9LJ.
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 9LJ

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

No spam. Unsubscribe anytime.

Key facts for HA2 9LJ

Full postcodeHA2 9LJ
Postcode districtHA2
BoroughLondon Borough of Harrow
WardRayners Lane
Latitude51.569067
Longitude-0.378329
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