Rayners Lane · Harrow · Harrow West constituency · 51.56574, -0.38100

HA2 9PN— Rayners Lane, Harrow

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

The family fortress

 

Schools 100%Safety 81/100Transport 17/100Yield 4.00%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
54
Safety
81
Schools
60
Transport
17
Environment
58
Investment
50

The bottom line

HA2 9PN 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 9PN

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 9PN

🛡️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 9PN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Roxbourne Primary School

Not yet inspected · 5 min walk

KS2: 108.2

—

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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 28 min walk

8 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) · 1.9km

Crime is 56% below London average

Property

Prices, sales volume and market trends

Avg floor area92.9 m²

EPC breakdown

C
2%
D
7%
E
4%

Based on 13 properties · Confidence: medium

Street mix

Semi 39%Terraced 61%

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£232,250
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)
RoofPitched, 100 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

1996–2024 · CAGR

+6.7%

Total change

+515%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.2%

per year

Acceleration

+3.82

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 18 sales

Property Type Mix

Total: 18 sales

Semi-detached38.9%
Terraced61.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£82k£115k+40%2.3
Post-dot-com plateau2001–2003£170k£247k+45.3%1.5
GFC & correction2008–2009£250k£285k+14%1.5
Help-to-Buy recovery2016–2016£515k£515k+0%1
Brexit uncertainty2017–2017£355k£355k+0%1
Pandemic surge2021–2021£625k£625k+0%1
Rate-rise correction2022–2022£550k£550k+0%1
Current market2024–2024£505k£505k+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
14.9 min walk
South Ruislip

Nearby stations

Rayners Lane Underground StationMetropolitan · Piccadilly
16 min walk
South Ruislip Underground StationCentral
20 min walk
South RuislipNational Rail
20 min walk
Eastcote Underground StationMetropolitan · Piccadilly
21 min walk
South Harrow Underground StationPiccadilly
25 min walk
No bus stops within 400m

16

Walkability score

45

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★61 min
Victoria63 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park526m
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 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: 15.8 km away✗ Not Green Belt✗ Not AONB53% green spaceTree canopy: 31%
More green space than 97% 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

ACREFIELD SURGERY

700 FIELD END ROAD, HA4 0QR

5 min walk

68%

Recommend GP

68%

Overall GP experience

7

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCygnet Hospital · 3.0 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

46

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Venue 5 (709 m)

Nearest supermarketMoon Cash & Carry · 1.1 km

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)

704m

Post office

Nearby shops

Tesco Express530 m
Londis586 m
Check Us Food & Wine702 m
Sri's Cakes704 m

Nearby cafes

Eat Well Cafe696 m
Chef's Treat759 m
The Roxy Cafe902 m

Nearby restaurants

Sea Rock Fish & Chips683 m
Mr Chan's Cantonese Takeaway687 m
KSG Fast Food749 m
Standard766 m

Nearby pubs

Venue 5709 m
The Horseshoe Bar711 m

Nearby pharmacies

Boots544 m
Kings Pharmacy697 m

Nearby health

Abbey Dental South Harrow;Abbey Dental Practice696 m
Simpson House Medical Centre733 m
Food hygiene (5-star)67% of 21

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

AVA GARDEN LTD
CONSTANT CARPET CARE LTD
GG GARDEN SERVICES LTD
GG GARDEN SOLUTION LTD
GG GARDENING AND LANDSCAPING LTD

+3 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

35.2

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,978m
Crossrail 2 route17,702m

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
Planning apps (12 months)
2
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
108, 108, Lynton Road, Harrow, HA2 9NN3 homes
completed
188, 188, Malvern Avenue, Harrow, HA2 9HD3 homes
completed
142, 142, Malvern Avenue, Harrow, HA2 9HB3 homes
completed
166, 166, Exeter Road, Rayners Lane, HA2 9PJ2 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 9PN

Full postcodeHA2 9PN
Postcode districtHA2
BoroughLondon Borough of Harrow
WardRayners Lane
Latitude51.565741
Longitude-0.381001
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