Rayners Lane · Harrow · Harrow West constituency · 51.57467, -0.37807

HA2 9RB— Rayners Lane, Harrow

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

The family fortress

 

Schools 100%Safety 84/100Transport 32/100Yield 4.00%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
64
Safety
84
Schools
90
Transport
32
Environment
57
Investment
52

The bottom line

HA2 9RB 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: 54 min to london bridge — above average for this zone and 6 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA2 9RB

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-35.0% vs London avg

Deep-dive guides for HA2 9RB

🛡️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 9RB 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 · 8 min walk

KS2: 110.1

—

Secondary

Pinner High School

Not yet inspected · 10 min walk

P8: +0.74A8: 58.2

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 · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

42.0 incidents per 1,000 residents

Better than 69% of London
→ Stable

-27% vs borough

Crime by type

Anti-social behaviour31%
Violence & sexual offences22%
Other20%
Burglary12%
Vehicle crime9%
Theft3%
Robbery3%
Drug offences0%

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 · 2.0km

Crime is 35% below London average

Property

Prices, sales volume and market trends

Avg floor area100.7 m²

EPC breakdown

C
8%
D
3%

Based on 11 properties · Confidence: medium

Street mix

Semi 67%Terraced 22%Flat 11%

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£251,750
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)
RoofAverage thermal transmittance 0.16 W/m²K
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

1995–2023 · CAGR

+8.1%

Total change

+781%

Market Activity

Price Velocity & Acceleration

Current Velocity

+146.8%

per year

Acceleration

+146.84

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £75k–£100k · 9 sales

Property Type Mix

Total: 9 sales

Semi-detached66.7%
Terraced22.2%
Flat/maisonette11.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£89k£183k+106.8%1
Pre-crash peak2005–2006£226k£330k+46%1
GFC & correction2009–2011£290k£316k+9%1
Rate-rise correction2023–2023£780k£780k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
5.5 min walk
Northolt Park

Nearby stations

Rayners Lane Underground StationMetropolitan · Piccadilly
6 min walk
Eastcote Underground StationMetropolitan · Piccadilly
17 min walk
North Harrow Underground StationMetropolitan
20 min walk
West Harrow Underground StationMetropolitan
23 min walk
Pinner Underground StationMetropolitan
26 min walk
No bus stops within 400m

29

Walkability score

43

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★54 min
Victoria57 min ↑
Waterloo57 min ↑
Canary Wharf64 min ↑
City62 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park338m
Santander docks (800m)0
Nearest cycle dock11.2 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: 15.9 km away✗ Not Green Belt✗ Not AONB50% green spaceTree canopy: 37%
More green space than 95% of London

Nearest SSSI: Harrow Weald SSSI — 5.9 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): 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

FIRST CHOICE MEDICAL CARE

275A KINGS ROAD, HA2 9LG

5 min walk

73%

Recommend GP

73%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCygnet Hospital · 2.9 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

24

Parks (1km)

9

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Man of Aran (522 m)

Nearest supermarketMoon Cash & Carry · 473 m
1 tennis courts1 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)

472m

Post office

Nearby shops

Smakosz482 m
Natraj484 m
Al Firdous500 m
Sainsbury's Local512 m

Nearby cafes

The Roxy Cafe351 m
Scoopers501 m
Costa505 m

Nearby restaurants

Subway466 m
Mumbai Local468 m
Balti Hut469 m
KFC470 m

Nearby pubs

The Man of Aran522 m
Club 2000534 m
The Village Inn548 m

Nearby gyms

Harrow Town Sports Club620 m
Rayners Mead Outdoor Gym817 m

Nearby pharmacies

Jade Pharmacy497 m
Healthways Pharmacy541 m

Nearby health

Corona Dental Studio503 m
Smile 360 Dental Practice544 m
Food hygiene (5-star)52% of 44

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

LETTING GUYS LTD
SILVER7777 LTD
SMALL MAN CALLED MIN LTD

Investment

Investment grade, yield and market outlook

52

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 score19/100
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

42.4

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,179m
Crossrail 2 route17,767m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,049 nationally

1,548

Est. population

9,280/km²

61%

Employed

49%

Degree educated

£47,400

Median income

5.4%

Claimant rate

SuburbanHigh densityOwner occupiers / families

53

Community stability

Age profile

23%
18%
22%
19%
18%
Under 1823%
18–3418%
35–4922%
50–6419%
65+18%

Tenure

39%
36%
24%
Own outright39%
Own (mortgage)36%
Private rent24%
Social rent2%

Ethnicity

13%
62%
White British13%
White Other12%
Asian62%
Black4%
Mixed3%
Other6%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine14%
No car household12%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Private rent24%
Social rent2%

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 (3 years)
1
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
6

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)

96, 96, Warden Avenue, HA2 9LW3 homes
completed
256, 256, Exeter Road, South Harrow, HA2 9PH3 homes
completed
258, 258, Torbay Road, Harrow, HA2 9QN2 homes
completed
39, 39, High Worple, Harrow, HA2 9SX2 homes
completed
32, 32, Ovesdon Avenue, Harrow, HA2 9PD2 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 9RB

Full postcodeHA2 9RB
Postcode districtHA2
BoroughLondon Borough of Harrow
WardRayners Lane
Latitude51.574666
Longitude-0.378072
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