Rayners Lane · Harrow · Harrow West constituency · 51.57506, -0.37908

HA2 9RF— Rayners Lane, Harrow

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

The family fortress

 

Schools 100%Safety 84/100Transport 31/100Yield 4.00%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
61
Safety
84
Schools
60
Transport
31
Environment
57
Investment
52

The bottom line

HA2 9RF 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 9RF

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 9RF

🛡️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 9RF 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 · 9 min walk

KS2: 108.2

—

Secondary

Pinner High School

Not yet inspected · 9 min walk

P8: +0.74A8: 58.2

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 · 28 min walk

6 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 area117 m²

EPC breakdown

C
1%
D
4%
E
2%

Based on 7 properties · Confidence: low

Street mix

Semi 100%

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£292,500
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

2000–2014 · CAGR

+6.6%

Total change

+146%

Market Activity

Price Velocity & Acceleration

Current Velocity

+61.5%

per year

Acceleration

+34.19

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £200k–£250k · 5 sales

Property Type Mix

Total: 5 sales

Semi-detached100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£205k£205k+0%1
GFC & correction2009–2012£245k£312k+27.3%1
Help-to-Buy recovery2014–2014£504k£504k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
6.3 min walk
Northolt Park

Nearby stations

Rayners Lane Underground StationMetropolitan · Piccadilly
7 min walk
Eastcote Underground StationMetropolitan · Piccadilly
16 min walk
North Harrow Underground StationMetropolitan
20 min walk
West Harrow Underground StationMetropolitan
23 min walk
Pinner Underground StationMetropolitan
25 min walk
No bus stops within 400m

24

Walkability score

45

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 park364m
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: 16.0 km away✗ Not Green Belt✗ Not AONB50% green spaceTree canopy: 52%
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

6 min walk

73%

Recommend GP

73%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCygnet Hospital · 3.0 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

19

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: Club 2000 (578 m)

No restaurants within 800m — nearest: Subway (540 m)

Nearest supermarketMoon Cash & Carry · 553 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)

553m

Post office

Nearby shops

Smakosz553 m
Natraj555 m
Al Firdous558 m
Sainsbury's Local563 m

Nearby cafes

The Roxy Cafe303 m
Scoopers557 m
Costa571 m

Nearby restaurants

Subway540 m
Mumbai Local544 m
KFC546 m
Balti Hut547 m

Nearby pubs

Club 2000578 m
The Village Inn596 m
The Man of Aran603 m

Nearby gyms

Harrow Town Sports Club697 m

Nearby pharmacies

Jade Pharmacy579 m
Healthways Pharmacy591 m

Nearby health

Corona Dental Studio549 m
Smile 360 Dental Practice626 m
Food hygiene (5-star)80% of 5

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

JIYA FOOD HUB LTD
KNIGHTON HEARTH LIMITED
OMEGA 5 (UK) LIMITED
SUMAYA SOLUTIONS LIMITED
XPRESS SUPPLY 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 score18/100
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

40.2

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,261m
Crossrail 2 route17,847m

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
Planning apps (3 years)
2
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)

256, 256, Exeter Road, South Harrow, HA2 9PH3 homes
completed
157-159, 157-159, Village Way, HA5 5AA3 homes
completed
96, 96, Warden Avenue, HA2 9LW3 homes
completed
67, 67, Warden Avenue, Rayners Lane, HA2 9LL2 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 9RF

Full postcodeHA2 9RF
Postcode districtHA2
BoroughLondon Borough of Harrow
WardRayners Lane
Latitude51.575058
Longitude-0.379082
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