Raynes Park · Merton · Wimbledon constituency · 51.41310, -0.22353

SW20 8AA— Raynes Park, Merton

Location and area intelligence for SW20 8AA, Raynes Park, Merton

Strong, well-rated schools nearby

 

Bottom 25% LondonSchools 100%Safety 87/100Transport 35/100~6% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
69
Safety
87
Schools
90
Transport
35
Environment
61
Investment
56

The bottom line

SW20 8AA offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

SW20 8AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+23.6% vs London avg
vs London crime-61.0% vs London avg

Deep-dive guides for SW20 8AA

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How SW20 8AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Hollymount School

Good · Inspected Feb 2024 · 6 min walk

KS2: 108.5

★★

Secondary

Ursuline High School Wimbledon

Good · Inspected Oct 2021 · 3 min walk

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Eastwood Nursery School

Not inspected · 57 min walk

2 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

25.6 incidents per 1,000 residents

Better than 82% of London
→ Stable

-53% vs borough

Crime by type

Violence & sexual offences33%
Anti-social behaviour19%
Other16%
Vehicle crime14%
Burglary14%
Drug offences2%
Robbery2%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Malden Fire Station · 2.2km

Crime is 61% 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.

Price history

Sales (24 months)1
New build0.0%
Price per m²£2,130/m²
Price per ft²£198/ft²
Avg floor area126.9 m²

EPC breakdown

C
4%
D
3%
E
3%

Based on 10 properties · Confidence: medium

Street mix

Semi 28%Flat 72%

LHA rates — Outer South London

Shared room£569/mo
1 bedroom£950/mo
2 bedrooms£1200/mo
3 bedrooms£1500/mo
4 bedrooms£1950/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 yield855 kWh/kWp/yr
Rebuild cost estimate£317,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,877
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+5.9%

Total change

+434%

Market Activity

Price Velocity & Acceleration

Current Velocity

-88.2%

per year

Acceleration

-938.85

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £125k–£150k · 25 sales

Property Type Mix

Total: 25 sales

Semi-detached28%
Flat/maisonette72%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£60k£75k+25.1%2
Post-dot-com plateau2001–2003£210k£147k-29.8%1.7
Pre-crash peak2006–2007£250k£228k-8.8%1
GFC & correction2011–2011£1.77m£1.77m+0%4
Help-to-Buy recovery2013–2016£1.22m£475k-61%1.5
Brexit uncertainty2019–2019£284k£284k+0%1
Pandemic surge2021–2021£2.70m£2.70m+0%3
Current market2024–2024£320k£320k+0%1

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Semi-detached

+0% alpha

Flat/maisonette+0% α
Local
11.9%
District
11.9%
Semi-detached+0% α
Local
4.4%
District
4.4%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Wimbledon Underground StationDistrict line
17.8 min walk
Raynes Park→ Waterloo· 14 tph
21 min

Nearby stations

Raynes ParkNational Rail
8 min walk
Dundonald Road Tram StopTram
15 min walk
Wimbledon Underground StationDistrict
19 min walk
Wimbledon Tram StopTram
19 min walk
Merton Park Tram StopTram
19 min walk
No bus stops within 400m

34

Walkability score

79

Footpaths (500m)

0

Santander docks (800m)

3.3 km

Nearest cycle dock

Central London commute times

London Bridge53 min ↑
Victoria51 min ↑
Waterloo ★44 min
Canary Wharf63 min ↑
City53 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

9

Car parks (800m)

2

EV chargers (800m)

Nearest car park393m
Santander docks (800m)0
Nearest cycle dock3.3 km

Nearby car parks

🅿️
bus stand
430m
🅿️
Land Rover Service Centre Wimbledon
623m

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: 22.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.7 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 25%
Less green space than 78% of London

Nearest SSSI: Wimbledon Common SSSI — 2.4 km

Energy

Solar: 855 kWh/kWp/yr

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

1,530 hrs/yr

Sunshine

595 mm/yr

Rainfall

22.9°C

Summer avg

3.0°C

Winter avg

Solar yield854.8 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

WEST BARNES SURGERY

229 WEST BARNES LANE, KT3 6JD

23 min walk

80%

Recommend GP

80%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalNew Victoria Hospital · 2.2 km
Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

90

Parks (1km)

10

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

34

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Prince George's Club (496 m)

Nearest supermarketThe Savanna · 668 m
24 tennis courts1 swimming pools8 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
566 licensed premises in borough172 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

689m

Post office

Nearby shops

Sainsbury's Local518 m
Simply Local623 m
Raynes Park Express649 m
Costcutter659 m

Nearby cafes

Kings Cafe347 m
Lantern Coffee House455 m
Raw Deli510 m
Costa538 m

Nearby restaurants

Red Rose Classic Indian Takeaway345 m
The Cinnamon Tree398 m
Bar 191410 m
Sai417 m

Nearby pubs

Prince George's Club496 m
Raynes Park Tavern602 m
The Rushmere880 m
The Crooked Billet980 m

Nearby gyms

PlayFit Sports Club192 m
Revivals501 m
Anytime Fitness531 m
Westside Lawn Tennis Club778 m

Nearby pharmacies

Trident Pharmacy502 m
Boots572 m
Barkers728 m

Nearby health

Confident338 m
Wimbledon Dental Centre557 m
Park Clinic695 m
Food hygiene (5-star)75% of 24

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%

High street

E

High street health

Investment

Investment grade, yield and market outlook

56

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
6.0% (high)London avg: 3.8%Strong yield — top 10% of London
Gentrification score22/100
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+5.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

71

Price growth score

B
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route12,573m
Crossrail 2 route1,506m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,973 nationally

1,682

Est. population

6,222/km²

57%

Employed

68%

Degree educated

£51,900

Median income

1.8%

Claimant rate

SuburbanMedium densityOwner occupiers / families

49

Community stability

Age profile

24%
24%
20%
21%
Under 1824%
18–3412%
35–4924%
50–6420%
65+21%

Tenure

36%
31%
27%
Own outright36%
Own (mortgage)31%
Private rent28%
Social rent6%
Shared ownership1%

Ethnicity

53%
22%
13%
White British53%
White Other22%
Asian13%
Black3%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine7%
No car household20%
Unemployed2%
No qualifications7%

Housing tenure (Census 2021)

Private rent28%
Social rent6%

vs. London

Income vs London+23.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Planning apps (12 months)
19
Planning apps (3 years)
15
Local approval rate
90%
Borough approval rate
74%
Opportunity area
No
CIL rate (residential)
£160/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
13
Largest scheme
51 homes · Lanherne House, 7, Lanherne House, 7, The Downs, West Wimbledon, SW20 8HH
Pipeline pressure
NONE

Named schemes (500m)

Lanherne House, 7, Lanherne House, 7, The Downs, West Wimbledon, SW20 8HH51 homes
completed
15, 15, THE DOWNS, SW2043 homes
completed
URSULINE CONVENT, 15, URSULINE CONVENT, 15, THE DOWNS, SW1925 homes
completed
97-99, 97-99, WORPLE ROAD, SW1923 homes
completed
SITE OF ST. THERESA'S MATERNITY HOSP. &, 10A, SITE OF ST. THERESA'S MATERNITY HOSP. &, 10A, THE DOWNS, SW2023 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
16.9%
Ward turnout
139%
Election year
2026
MP
Mr Paul Kohler (Liberal Democrat)
MP majority
12,610
Constituency
Wimbledon

Councillors

Victoria Jane WilsonLib Dems
Chessie FlackLib Dems
Matthew James WillisLib Dems

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Key facts for SW20 8AA

Full postcodeSW20 8AA
Postcode districtSW20
BoroughLondon Borough of Merton
WardRaynes Park
Latitude51.413100
Longitude-0.223528
Parliamentary constituencyWimbledon
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