Rayners Lane · Harrow · Harrow West constituency · 51.56736, -0.37846

HA2 9NW— Rayners Lane, Harrow

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

The family fortress

 

Schools 100%Safety 78/100Transport 21/100~4% 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
55
Safety
78
Schools
90
Transport
21
Environment
57
Investment
41

The bottom line

HA2 9NW 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 9NW

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-5.7% vs London avg
vs London crime-37.0% vs London avg

Deep-dive guides for HA2 9NW

🛡️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 9NW 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 · 4 min walk

KS2: 110.1

—

Secondary

Rooks Heath School

Not yet inspected · 9 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 · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.0 incidents per 1,000 residents

Better than 70% of London
↑ Rising 317.6%

from a low base — still below London average

-29% vs borough

Crime by type

Violence & sexual offences25%
Other18%
Vehicle crime18%
Anti-social behaviour15%
Theft8%
Burglary7%
Drug offences4%
Robbery3%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

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) · 1.9km

Crime is 37% 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£6,216/m²
Price per ft²£578/ft²
Avg floor area109.6 m²

EPC breakdown

C
1%
D
14%

Based on 15 properties · Confidence: medium

Street mix

Semi 53%Terraced 33%Flat 13%

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£274,000
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, 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

1997–2026 · CAGR

+6.6%

Total change

+538%

Market Activity

Price Velocity & Acceleration

Current Velocity

+26.4%

per year

Acceleration

+49.44

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 30 sales

Property Type Mix

Total: 30 sales

Semi-detached53.3%
Terraced33.3%
Flat/maisonette13.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£109k£159k+45.9%1.3
Post-dot-com plateau2001–2004£209k£350k+67.9%2
Pre-crash peak2005–2007£251k£269k+7.4%1.3
GFC & correction2008–2008£336k£336k+0%2
Help-to-Buy recovery2014–2014£385k£385k+0%2
Brexit uncertainty2018–2019£497k£520k+4.6%2.5
Pandemic surge2020–2020£475k£475k+0%2
Rate-rise correction2023–2023£715k£715k+0%1
Current market2024–2026£550k£695k+26.4%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+-1.2% alpha

Weakest performer

Terraced

-1.8% alpha

Semi-detached-1.2% α
Local
4%
District
5.2%
Terraced-1.8% α
Local
4.2%
District
6%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

19out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing17
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
Rayners Lane Underground StationPiccadilly line
12 min walk
Northolt Park

Nearby stations

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

16

Walkability score

48

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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park728m
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: 15.7 km away✗ Not Green Belt✗ Not AONB50% green spaceTree canopy: 19%
More green space than 95% of London

Nearest SSSI: Ruislip Woods SSSI — 4.9 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

2 min walk

68%

Recommend GP

68%

Overall GP experience

5

GPs within 1km

2

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)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Horseshoe Bar (720 m)

No restaurants within 800m — nearest: The Rayners (713 m)

Nearest supermarketMoon Cash & Carry · 824 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)

886m

Post office

Nearby shops

Sri's Cakes720 m
Eastcote Convenience Store720 m
La Claudia720 m
News & Booze730 m

Nearby cafes

Chef's Treat740 m
The Roxy Cafe777 m
Eat Well Cafe873 m
Costa1.0 km

Nearby restaurants

The Rayners713 m
Sea Rock Fish & Chips717 m
Mr Chan's Cantonese Takeaway719 m
The Fat Crab726 m

Nearby pubs

The Horseshoe Bar720 m
The Man of Aran844 m

Nearby pharmacies

Kings Pharmacy719 m
Boots746 m
Jade Pharmacy755 m

Nearby health

Abbey Dental South Harrow;Abbey Dental Practice719 m
Simpson House Medical Centre747 m
Smile 360 Dental Practice787 m
Food hygiene (5-star)65% of 20

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

CATHERINE HEALTHCARE LIMITED
HAAYA LTD
JKHALLAF LIMITED
JPD PROPERTY INVESTMENT LTD
SAHAN CONSULTANCY SERVICES LIMITED

+3 more

Investment

Investment grade, yield and market outlook

41

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 score15/100
Right-to-buy sales (5yr)Owner-occupier growth signal79
Sales last 12 months1

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

8/100

Velocity score

Future outlook

40.2

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,882m
Crossrail 2 route17,575m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 20,187 nationally

1,732

Est. population

8,880/km²

60%

Employed

47%

Degree educated

£39,600

Median income

4.8%

Claimant rate

SuburbanHigh densityOwner occupiers / families

51

Community stability

Age profile

29%
16%
24%
18%
Under 1829%
18–3416%
35–4924%
50–6418%
65+13%

Tenure

33%
39%
25%
Own outright33%
Own (mortgage)39%
Private rent25%
Social rent3%
Shared ownership0%

Ethnicity

64%
White British12%
White Other7%
Asian64%
Black4%
Mixed3%
Other10%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine16%
No car household13%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Private rent25%
Social rent3%

vs. London

Income vs London-5.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
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
188, 188, Malvern Avenue, Harrow, HA2 9HD3 homes
completed
142, 142, Malvern Avenue, Harrow, HA2 9HB3 homes
completed
80, Kings Road, Harrow, HA2 9JF3 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 9NW

Full postcodeHA2 9NW
Postcode districtHA2
BoroughLondon Borough of Harrow
WardRayners Lane
Latitude51.567361
Longitude-0.378461
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