Rayners Lane · Harrow · Harrow West constituency · 51.57000, -0.38107

HA2 9QL— Rayners Lane, Harrow

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

The family fortress

 

Schools 100%Safety 88/100Transport 23/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
61
Safety
88
Schools
60
Transport
23
Environment
59
Investment
40

The bottom line

HA2 9QL 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 catches: 61 min to london bridge — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA2 9QL

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-67.0% vs London avg

Deep-dive guides for HA2 9QL

🛡️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 9QL 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 · 2 min walk

KS2: 108.2

—

Secondary

Pinner High School

Not yet inspected · 14 min walk

P8: +0.74A8: 58.2

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

21.4 incidents per 1,000 residents

Better than 85% of London
→ Stable

-63% vs borough

Crime by type

Anti-social behaviour33%
Violence & sexual offences22%
Other17%
Vehicle crime17%
Burglary11%
Drug offences0%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Harrow Fire Station · 2.6km

Crime is 67% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£4,991/m²
Price per ft²£464/ft²
Avg floor area109.5 m²

EPC breakdown

C
9%
D
18%
E
5%

Based on 32 properties · Confidence: high

Street mix

Semi 31%Terraced 69%

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£273,750
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+4.8%

Total change

+331%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.7%

per year

Acceleration

+30.94

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £200k–£250k · 54 sales

Property Type Mix

Total: 54 sales

Semi-detached29.6%
Terraced70.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£130k£170k+31.1%1.5
Post-dot-com plateau2001–2004£192k£256k+33.5%3.2
Pre-crash peak2005–2007£240k£305k+26.9%2.7
GFC & correction2008–2012£294k£250k-15%1.8
Help-to-Buy recovery2013–2016£376k£605k+61.1%1.3
Brexit uncertainty2017–2019£450k£575k+27.8%1
Pandemic surge2020–2021£463k£590k+27.6%3
Rate-rise correction2022–2023£585k£513k-12.4%1.5
Current market2024–2026£678k£560k-17.3%1.3

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+-0.5% alpha

Weakest performer

Semi-detached

-0.6% alpha

Terraced-0.5% α
Local
5.5%
District
6%
Semi-detached-0.6% α
Local
9.5%
District
10.1%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

33out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing3
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
10.6 min walk
South Ruislip

Nearby stations

Rayners Lane Underground StationMetropolitan · Piccadilly
11 min walk
Eastcote Underground StationMetropolitan · Piccadilly
17 min walk
South Ruislip Underground StationCentral
24 min walk
South RuislipNational Rail
24 min walk
South Harrow Underground StationPiccadilly
26 min walk
No bus stops within 400m

19

Walkability score

32

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park460m
Santander docks (800m)0
Nearest cycle dock11.3 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: 15.9 km away✗ Not Green Belt✗ Not AONB57% green spaceTree canopy: 40%
More green space than 98% of London

Nearest SSSI: Ruislip Woods SSSI — 4.6 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): None recorded

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

3 min walk

68%

Recommend GP

68%

Overall GP experience

5

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 · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

45

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: Venue 5 (621 m)

No restaurants within 800m — nearest: The Rayners (701 m)

Nearest supermarketMoon Cash & Carry · 760 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)

735m

Post office

Nearby shops

TSK Cash and Carry765 m
Odeon News771 m
Smakosz863 m
Tesco Express1.0 km

Nearby cafes

The Roxy Cafe439 m
Eat Well Cafe1.2 km

Nearby restaurants

The Rayners701 m
The Fat Crab707 m
Saravanaa Bhavan730 m
Domino's750 m

Nearby pubs

Venue 5621 m
The Man of Aran797 m

Nearby pharmacies

Jade Pharmacy716 m
Boots1.0 km

Nearby health

Smile 360 Dental Practice763 m
Food hygiene (5-star)86% of 7

Business

Local businesses registered here

Active businesses
5
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

IL-UK FRESH PRODUCE LIMITED
LEVELUP 4LIFE NUTRITION LIMITED
MAHASHRI LIMITED
NC GARDENING LTD
PATHUSAN 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 score18/100
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

56.9

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,161m
Crossrail 2 route17,824m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,519 nationally

1,679

Est. population

11,549/km²

64%

Employed

44%

Degree educated

£47,400

Median income

5.1%

Claimant rate

SuburbanHigh densityOwner occupiers / families

55

Community stability

Age profile

25%
19%
22%
19%
15%
Under 1825%
18–3419%
35–4922%
50–6419%
65+15%

Tenure

34%
44%
20%
Own outright34%
Own (mortgage)44%
Private rent20%
Social rent1%
Shared ownership1%

Ethnicity

17%
54%
White British17%
White Other11%
Asian54%
Black5%
Mixed3%
Other10%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine17%
No car household9%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent20%
Social rent1%

vs. London

Income vs London+12.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
5
Planning apps (3 years)
1
Local approval rate
100%
Borough approval rate
66%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
Largest scheme
114 homes · LAND AT GAS WORKS, LAND AT GAS WORKS, CANNON LANE, HA5 1HR
Pipeline pressure
NONE

Named schemes (500m)

256, 256, Exeter Road, South Harrow, HA2 9PH3 homes
completed
108, 108, Lynton Road, Harrow, HA2 9NN3 homes
completed
109, 109, Lynton Road, Harrow, HA2 9NJ2 homes
completed
258, 258, Torbay Road, Harrow, HA2 9QN2 homes
completed
129, 129, Waverley Road, Harrow, HA2 9RQ2 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 9QL

Full postcodeHA2 9QL
Postcode districtHA2
BoroughLondon Borough of Harrow
WardRayners Lane
Latitude51.569995
Longitude-0.381066
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