Rayners Lane · Harrow · Harrow West constituency · 51.57116, -0.36797

HA2 9UU— Rayners Lane, Harrow

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

The family fortress

 

Schools 100%Safety 75/100Transport 34/100Yield 4.00%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
63
Safety
75
Schools
90
Transport
34
Environment
49
Investment
58

The bottom line

HA2 9UU 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: 57 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 9UU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+12.9% vs London avg
vs London crime-7.0% vs London avg

Deep-dive guides for HA2 9UU

🛡️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 9UU 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 · 6 min walk

KS2: 110.1

—

Secondary

Rooks Heath School

Not yet inspected · 13 min walk

P8: +0.36A8: 47.8

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

60.5 incidents per 1,000 residents

Better than 54% of London
↑ Rising 500.0%

+5% vs borough

Crime by type

Other27%
Violence & sexual offences27%
Anti-social behaviour15%
Theft12%
Vehicle crime11%
Burglary6%
Drug offences1%
Robbery0%

Stop & search

0.7

per 1,000 residents

→ Stable

trend

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 7% below London average

Property

Prices, sales volume and market trends

Avg floor area89.6 m²

EPC breakdown

C
9%
D
18%
E
4%
F
1%

Based on 32 properties · Confidence: high

Street mix

Semi 12%Terraced 83%Flat 5%

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£224,000
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

1995–2021 · CAGR

+7.9%

Total change

+615%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.3%

per year

Acceleration

+15.52

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £400k–£450k · 42 sales

Property Type Mix

Total: 42 sales

Semi-detached11.9%
Terraced83.3%
Flat/maisonette4.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£70k£137k+95.9%1.3
Post-dot-com plateau2001–2004£177k£244k+37.9%2.5
Pre-crash peak2006–2007£249k£295k+18.6%2.5
GFC & correction2008–2012£240k£290k+20.8%1.7
Help-to-Buy recovery2013–2016£305k£469k+53.8%1.5
Brexit uncertainty2017–2018£475k£427k-10.2%2
Pandemic surge2020–2021£430k£500k+16.3%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Terraced-0.2% α
Local
7.5%
District
7.7%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Rayners Lane Underground StationMetropolitan line
5.9 min walk
Northolt Park

Nearby stations

Rayners Lane Underground StationMetropolitan · Piccadilly
6 min walk
South Harrow Underground StationPiccadilly
16 min walk
West Harrow Underground StationMetropolitan
17 min walk
North Harrow Underground StationMetropolitan
20 min walk
Northolt ParkNational Rail
20 min walk
No bus stops within 400m

32

Walkability score

19

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★57 min
Victoria60 min ↑
Waterloo60 min ↑
Canary Wharf67 min ↑
City58 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 park192m
Santander docks (800m)0
Nearest cycle dock10.5 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed492 Mbps
Median download447 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: 15.1 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 43%
More green space than 80% of London

Nearest SSSI: Harrow Weald SSSI — 6.0 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

4 min walk

8

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital · 2.1 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

23

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

7

Sports (1km)

4

Convenience

Nearest supermarketMoon Cash & Carry · 352 m
5 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

340m

Post office

Nearby shops

Tesco Express239 m
TSK Cash and Carry269 m
Odeon News286 m
Yarlkani Food and Wine400 m

Nearby cafes

Costa497 m
Scoopers591 m
Chef's Treat1.0 km

Nearby restaurants

The Rayners268 m
The Fat Crab275 m
Fab's Peri Peri300 m
Food Corner304 m

Nearby pubs

The Man of Aran311 m
The Village Inn658 m
Club 2000697 m
The Horseshoe Bar1.1 km

Nearby gyms

Harrow Town Sports Club293 m
Rayners Mead Outdoor Gym876 m

Nearby pharmacies

Jade Pharmacy306 m
Healthways Pharmacy641 m
Kings Pharmacy1.1 km

Nearby health

Smile 360 Dental Practice264 m
Roxburgh Medical Centre578 m
Corona Dental Studio675 m
GP Direct779 m
Food hygiene (5-star)40% of 120

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

DECO-PAINTERS LTD
EXOLENT IT SOLUTIONS LTD
KVG19 LIMITED
THE LOTUS COACH LIMITED

Investment

Investment grade, yield and market outlook

58

Investment score

Good

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

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

38.9

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,380m
Crossrail 2 route16,985m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,623 nationally

1,388

Est. population

13,317/km²

62%

Employed

41%

Degree educated

£47,400

Median income

3.5%

Claimant rate

Inner cityHigh densityOwner occupiers / families

47

Community stability

Age profile

25%
20%
22%
18%
15%
Under 1825%
18–3420%
35–4922%
50–6418%
65+15%

Tenure

36%
30%
30%
Own outright36%
Own (mortgage)30%
Private rent30%
Social rent3%
Shared ownership1%

Ethnicity

15%
55%
White British15%
White Other12%
Asian55%
Black6%
Mixed4%
Other9%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine18%
No car household21%
Unemployed4%
No qualifications16%

Housing tenure (Census 2021)

Private rent30%
Social rent3%

vs. London

Income vs London+12.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Planning apps (3 years)
5
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)
9
Largest scheme
254 homes · 1, 1, Strongbridge Close, Harrow, HA2 0TZ
Pipeline pressure
NONE

Named schemes (500m)

1, 1, Strongbridge Close, Harrow, HA2 0TZ254 homes
completed
NEWTON FARM EAST, NEWTON FARM EAST, RAYNERS LANE, HA2130 homes
completed
Phase B, Rayners Lane Estate, Phase B, Rayners Lane Estate, Rayners Lane, Goldsmiths Close, Harrow, HA2 0XT106 homes
completed
Phase G West (Blocks 1, 2 & 3), Rayners Lane Estate, Phase G West (Blocks 1, 2 & 3), Rayners Lane Estate, Rayners Lane, HA2 0UZ82 homes
completed
Phase D1 (Quartz Ct), Rayners Lane Estate, 114-150, Phase D1 (Quartz Ct), Rayners Lane Estate, 114-150, Rayners Lane, Drinkwater Road, Elliott Drive, Harrow, HA2 0XG45 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 9UU

Full postcodeHA2 9UU
Postcode districtHA2
BoroughLondon Borough of Harrow
WardRayners Lane
Latitude51.571163
Longitude-0.367965
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