Rayners Lane · Harrow · Harrow West constituency · 51.57344, -0.37091

HA2 9TW— Rayners Lane, Harrow

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

The family fortress

 

Schools 100%Safety 76/100Transport 40/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
62
Safety
76
Schools
90
Transport
40
Environment
48
Investment
51

The bottom line

HA2 9TW offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby; 54 min to london bridge — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA2 9TW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+12.9% vs London avg
vs London crime-12.0% vs London avg

Deep-dive guides for HA2 9TW

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How HA2 9TW 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 · 7 min walk

KS2: 110.1

—

Secondary

Rooks Heath School

Not yet inspected · 16 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 · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

57.4 incidents per 1,000 residents

Better than 56% of London
↑ Rising 500.0%

0% vs borough

Crime by type

Violence & sexual offences27%
Other22%
Anti-social behaviour17%
Vehicle crime17%
Burglary6%
Theft6%
Robbery4%
Drug offences2%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Harrow Fire Station · 2.0km

Crime is 12% 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£3,982/m²
Price per ft²£370/ft²
Avg floor area58.1 m²

EPC breakdown

C
9%
D
8%
E
3%

Based on 20 properties · Confidence: medium

Street mix

Semi 8%Terraced 11%Flat 78%Other 3%

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£145,250
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
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,799
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+4.8%

Total change

+259%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.2%

per year

Acceleration

+56.68

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £125k–£150k · 29 sales

Property Type Mix

Total: 29 sales

Semi-detached10.3%
Terraced10.3%
Flat/maisonette79.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£63k£72k+13.9%2.7
Post-dot-com plateau2001–2004£68k£143k+111.1%2.7
Pre-crash peak2006–2007£325k£220k-32.5%1.5
GFC & correction2008–2012£144k£135k-6.2%1.7
Help-to-Buy recovery2013–2013£185k£185k+0%1
Brexit uncertainty2017–2017£580k£580k+0%1
Pandemic surge2021–2021£233k£233k+0%2
Current market2025–2025£225k£225k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.7% alpha

Flat/maisonette-0.7% α
Local
5.9%
District
6.6%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

61out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing7
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Rayners Lane Underground StationMetropolitan line
2.3 min walk
Northolt Park

Nearby stations

Rayners Lane Underground StationMetropolitan · Piccadilly
2 min walk
West Harrow Underground StationMetropolitan
18 min walk
North Harrow Underground StationMetropolitan
18 min walk
South Harrow Underground StationPiccadilly
20 min walk
Eastcote Underground StationMetropolitan · Piccadilly
23 min walk
No bus stops within 400m

55

Walkability score

60

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park204m
Santander docks (800m)0
Nearest cycle dock10.8 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.4 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 70%
More green space than 77% of London

Nearest SSSI: Harrow Weald SSSI — 5.8 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

DMC COMMUNITY DERM HARROW

ALEXANDRA AVENEUE HEALTH, 275 ALEXANDRA AVE, HA2 9DX

7 min walk

9

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCygnet Hospital · 2.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

22

Restaurants (800m)

2

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

7

Sports (1km)

9

Convenience

Nearest supermarketMoon Cash & Carry · 45 m
5 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
608 licensed premises in borough231 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

66m

Post office

Nearby shops

Odeon News59 m
TSK Cash and Carry81 m
Yarlkani Food and Wine104 m
Tesco Express118 m

Nearby cafes

Costa201 m
Scoopers294 m

Nearby restaurants

Rasa Bojun18 m
Pizza Hut Delivery25 m
Bamboo House27 m
Food Corner32 m

Nearby pubs

The Man of Aran17 m
The Village Inn371 m
Club 2000403 m

Nearby gyms

Harrow Town Sports Club116 m
Rayners Mead Outdoor Gym642 m

Nearby pharmacies

Jade Pharmacy101 m
Healthways Pharmacy354 m

Nearby health

Smile 360 Dental Practice88 m
Corona Dental Studio375 m
Roxburgh Medical Centre904 m
The Ridgeway Surgery961 m
Food hygiene (5-star)42% of 108

Business

Local businesses registered here

Active businesses
49
New (last 12 months)
10
Dissolved (last 12 months)
0
Industry diversity
29
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

12 VAUXHALL BRIDGE ROAD LIMITED
18NORTH LIMITED
A&G CITY LTD
ACCIDENT COURTESY LIMITED
AGILEBIZ LTD

+15 more

Investment

Investment grade, yield and market outlook

51

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
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

47.9

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,671m
Crossrail 2 route17,253m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,383 nationally

1,881

Est. population

11,194/km²

62%

Employed

42%

Degree educated

£47,400

Median income

5.6%

Claimant rate

Inner cityHigh densityEstablished mixed

31

Community stability

Age profile

26%
24%
26%
14%
Under 1826%
18–3424%
35–4926%
50–6414%
65+10%

Tenure

21%
20%
53%
Own outright22%
Own (mortgage)20%
Private rent53%
Social rent6%
Shared ownership0%

Ethnicity

14%
15%
55%
White British14%
White Other15%
Asian55%
Black5%
Mixed3%
Other8%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine19%
No car household34%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Private rent53%
Social rent6%

vs. London

Income vs London+12.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
3
Planning apps (3 years)
3
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
8
Largest scheme
254 homes · 1, 1, Strongbridge Close, Harrow, HA2 0TZ
Pipeline pressure
NONE

Named schemes (500m)

Imperial House, 175 - 205, Imperial House, 175 - 205, Imperial Drive, Harrow, HA2 7JW215 homes
completed
Talbot House, 204 - 226, Talbot House, 204 - 226, Imperial Drive, North Harrow, HA2 7HT37 homes
completed
Land at Rayners Hotel, 23, Land at Rayners Hotel, 23, Village Way East, Harrow, HA2 7LX31 homes
completed
Talbot House, 204 - 226, Talbot House, 204 - 226, Imperial Drive, North Harrow, HA2 7HT19 homes
completed
Talbot House, 204 - 226, Talbot House, 204 - 226, Imperial Drive, North Harrow, HA2 7HT18 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 9TW

Full postcodeHA2 9TW
Postcode districtHA2
BoroughLondon Borough of Harrow
WardRayners Lane
Latitude51.573443
Longitude-0.370914
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