Raynes Park · Merton · Wimbledon constituency · 51.40802, -0.21881

SW20 8EE— Raynes Park, Merton

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 87/100Transport 37/100~6% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
69
Safety
87
Schools
90
Transport
37
Environment
72
Investment
58

The bottom line

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

The catches: very high noise — check proximity to rail lines and 47 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

SW20 8EE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income+33.3% vs London avg
vs London crime-59.0% vs London avg

Deep-dive guides for SW20 8EE

🛡️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 SW20 8EE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Joseph Hood Primary School

Not yet inspected · 5 min walk

KS2: 105.0

★★

Secondary

Ursuline High School Wimbledon

Good · Inspected Oct 2021 · 10 min walk

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Thomas Wall Nursery School

Not inspected · 63 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

26.4 incidents per 1,000 residents

Better than 81% of London
→ Stable

-52% vs borough

Crime by type

Other41%
Violence & sexual offences26%
Anti-social behaviour20%
Vehicle crime7%
Theft2%
Robbery2%
Burglary2%
Drug offences0%

Road safety

88

Road safety score

4

Accidents (5yr)

2

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.7km

Crime is 59% 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£4,008/m²
Price per ft²£372/ft²
Avg floor area80.3 m²

EPC breakdown

C
2%
D
1%

Based on 3 properties · Confidence: low

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£200,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,435
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2026 · CAGR

+3.4%

Total change

+136%

Market Activity

Price Velocity & Acceleration

Current Velocity

+57.6%

per year

Acceleration

+49.68

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 4 sales

Property Type Mix

Total: 4 sales

Flat/maisonette100%

By decade

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£128k£128k+0%1
Post-dot-com plateau2002–2002£177k£177k+0%1
GFC & correction2009–2009£191k£191k+0%1
Current market2026–2026£301k£301k+0%1

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
Below London average
Wimbledon Underground StationDistrict line
20.4 min walk
Wimbledon Chase

Nearby stations

Wimbledon ChaseNational Rail
5 min walk
Dundonald Road Tram StopTram
16 min walk
Merton Park Tram StopTram
17 min walk
Wimbledon Underground StationDistrict
21 min walk
Wimbledon Tram StopTram
21 min walk
No bus stops within 400m

33

Walkability score

108

Footpaths (500m)

0

Santander docks (800m)

3.6 km

Nearest cycle dock

Central London commute times

London Bridge54 min ↑
Victoria ★47 min
Waterloo49 min ↑
Canary Wharf63 min ↑
City55 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

10

Car parks (800m)

2

EV chargers (800m)

Nearest car park158m
Santander docks (800m)0
Nearest cycle dock3.6 km

Nearby car parks

🅿️
Land Rover Service Centre Wimbledon
319m
🅿️
bus stand
574m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 22.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 87% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.9 km away✗ Not Green Belt✗ Not AONB42% green spaceTree canopy: 70%
More green space than 93% of London

Nearest SSSI: Wimbledon Common SSSI — 3.1 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): 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

1,530 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

19 min walk

80%

Recommend GP

80%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

Nearest hospitalNew Victoria Hospital · 2.6 km
Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

88

Parks (1km)

6

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

27

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Prince George's Club (569 m)

Nearest supermarketThe Savanna · 797 m
16 tennis courts3 swimming pools5 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)

831m

Post office

Nearby shops

Merton Wine Merchants229 m
Local Express237 m
Chase Newsagents & Off License389 m
Tesco Express409 m

Nearby cafes

Galaxy Cafe & Restaurant400 m
Kings Cafe410 m
Costa426 m
Raw Deli615 m

Nearby restaurants

Crystal Chinese248 m
The House of Spice322 m
Raka Indian Cuisine394 m
Red Rose Classic Indian Takeaway406 m

Nearby pubs

Prince George's Club569 m
Leather Bottle763 m

Nearby gyms

Wimbledon Kickboxing and Boxing Club352 m
David Lloyd Raynes Park health club370 m
David Lloyd Raynes Park387 m
Wimbledon Fitness Centre451 m

Nearby pharmacies

Lords Pharmacy714 m
The Nelson Pharmacy773 m
Boots773 m
Trident Pharmacy795 m

Nearby health

Merton Park Dental600 m
Confident670 m
Infinitidental Clinic738 m
The Nelson Medical Practice757 m
Food hygiene (5-star)81% of 31

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

A

High street health

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
£1,600London avg: £1,950/mo
Gross yield
6.4% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score21/100
Sales last 12 months1

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

8/100

Velocity score

Future outlook

64.3

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route12,779m
Crossrail 2 route1,714m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,928 nationally

1,746

Est. population

10,675/km²

70%

Employed

65%

Degree educated

£56,000

Median income

1.5%

Claimant rate

SuburbanHigh densityOwner occupiers / families

47

Community stability

Age profile

25%
20%
28%
14%
Under 1825%
18–3420%
35–4928%
50–6414%
65+12%

Tenure

26%
39%
30%
Own outright26%
Own (mortgage)39%
Private rent30%
Social rent4%
Shared ownership1%

Ethnicity

50%
21%
17%
White British50%
White Other21%
Asian17%
Black3%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional59%
Routine / semi-routine10%
No car household31%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent30%
Social rent4%

vs. London

Income vs London+33.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
20
Planning apps (3 years)
11
Local approval rate
85%
Borough approval rate
74%
Opportunity area
No
CIL rate (residential)
£160/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
31
Largest scheme
32 homes · Unit 2, Units 2, 3 and 3A, 32-34, Bushey Road, London, SW20 8BP
Pipeline pressure
NONE

Named schemes (500m)

Unit 2, Units 2, 3 and 3A, 32-34, Bushey Road, London, SW20 8BP32 homes
completed
26, 26, Bushey Road, Raynes Park, SW20 8LW17 homes
completed
Dundonald Church, 577, Kingston Road, Raynes Park, SW20 8SA15 homes
completed
Warehouse rear of 404-424, Warehouse rear of 404-424, Kingston Road, Raynes Park, SW20 8LL13 homes
completed
Land between 424 - 448, Land between 424 - 448, Kingston Road, Raynes Park, SW20 8DX9 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 8EE

Full postcodeSW20 8EE
Postcode districtSW20
BoroughLondon Borough of Merton
WardRaynes Park
Latitude51.408020
Longitude-0.218807
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