Raynes Park · Merton · Wimbledon constituency · 51.40971, -0.22909

SW20 8ND— Raynes Park, Merton

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 73/100Transport 56/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
70
Safety
73
Schools
90
Transport
56
Environment
67
Investment
56

The bottom line

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

The catch: high noise levels nearby.

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Location

SW20 8ND

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+18.6% vs London avg
vs London crime+74.0% vs London avg

Deep-dive guides for SW20 8ND

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

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Postcode Personality

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

“High-connectivity investment target”

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How SW20 8ND 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 · 9 min walk

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Eastwood Nursery School

Not inspected · 61 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

113.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+107% vs borough

Crime by type

Other41%
Violence & sexual offences20%
Anti-social behaviour17%
Burglary7%
Robbery5%
Vehicle crime5%
Theft3%
Drug offences2%

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Malden Fire Station · 1.6km

Crime is +74% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£7,895/m²
Price per ft²£733/ft²
Avg floor area54.4 m²

EPC breakdown

B
19%
C
23%
D
21%
E
3%

Based on 66 properties · Confidence: high

Street mix

Terraced 11%Flat 74%Other 15%

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£136,000
Rebuild cost per m²£2,500/m²

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

Construction era2015
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,771
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+4%

Total change

+176%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.1%

per year

Acceleration

+29.00

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 39 sales

Property Type Mix

Total: 39 sales

Terraced12.8%
Flat/maisonette87.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£163k£163k+0%1
Post-dot-com plateau2002–2002£128k£128k+0%1
Pre-crash peak2006–2007£245k£229k-6.5%5.5
GFC & correction2009–2012£125k£176k+40.8%1
Help-to-Buy recovery2013–2016£308k£425k+38.2%3.5
Brexit uncertainty2018–2019£385k£300k-22.1%1
Pandemic surge2020–2020£463k£463k+0%1
Rate-rise correction2022–2023£981k£538k-45.2%2
Current market2024–2025£420k£450k+7.1%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.6%
District
5.6%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing7
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Raynes Park→ Waterloo· 14 tph
21 min

Nearby stations

Raynes ParkNational Rail
1 min walk
Dundonald Road Tram StopTram
22 min walk
Merton Park Tram StopTram
25 min walk
Wimbledon Underground StationDistrict
25 min walk
Wimbledon Tram StopTram
26 min walk
No bus stops within 400m

60

Walkability score

134

Footpaths (500m)

0

Santander docks (800m)

3.6 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

10

Car parks (800m)

3

EV chargers (800m)

Nearest car park159m
Santander docks (800m)0
Nearest cycle dock3.6 km

Nearby car parks

🅿️
bus stand
175m
🅿️
Land Rover Service Centre Wimbledon
471m

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
NoiseHIGH
road · Rail Lden: 55 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.2 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 19%
More green space than 78% of London

Nearest SSSI: Wimbledon Common SSSI — 2.7 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

17 min walk

80%

Recommend GP

80%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalNew Victoria Hospital · 1.9 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

76

Parks (1km)

19

Restaurants (800m)

9

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

25

Sports (1km)

5

Convenience

Nearest supermarketThe Savanna · 129 m
17 tennis courts1 swimming pools6 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

189m

Post office

Nearby shops

Sainsbury's Local94 m
Simply Local99 m
Raynes Park Express117 m
Costcutter142 m

Nearby cafes

Three Apes26 m
Starbucks77 m
Costa96 m
Lantern Coffee House110 m

Nearby restaurants

Favorite Chicken & Ribs50 m
Mumbai Kitchen71 m
Greggs94 m
Whistle Stop100 m

Nearby pubs

Raynes Park Tavern76 m
Prince George's Club173 m

Nearby gyms

Anytime Fitness11 m
Revivals134 m
West Wimbledon Bowling Club480 m
David Lloyd Raynes Park637 m

Nearby pharmacies

Boots37 m
Trident Pharmacy98 m
Barkers226 m

Nearby health

Wimbledon Dental Centre20 m
Confident203 m
Park Clinic310 m
Food hygiene (5-star)77% of 53

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

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
4.4% (average)London avg: 3.8%Above average yield
Gentrification score21/100
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+5.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

61.7

Price growth score

C
Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route13,113m
Crossrail 2 route2,043m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,961 nationally

1,964

Est. population

7,210/km²

69%

Employed

60%

Degree educated

£49,800

Median income

4.6%

Claimant rate

Urban coreHigh densityYoung professionals

34

Community stability

Age profile

20%
28%
27%
15%
Under 1820%
18–3428%
35–4927%
50–6415%
65+10%

Tenure

20%
24%
47%
Own outright20%
Own (mortgage)24%
Private rent48%
Social rent8%
Shared ownership1%

Ethnicity

43%
26%
16%
White British43%
White Other26%
Asian16%
Black5%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine13%
No car household46%
Unemployed4%
No qualifications8%

Housing tenure (Census 2021)

Private rent48%
Social rent8%

vs. London

Income vs London+18.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Planning apps (12 months)
14
Planning apps (3 years)
15
Local approval rate
79%
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)
36
Largest scheme
88 homes · 21-31, 21-31, Coombe Lane, 22 West Barnes Lane, SW20 0LX
Pipeline pressure
NONE

Named schemes (500m)

21-31, 21-31, Coombe Lane, 22 West Barnes Lane, SW20 0LX88 homes
completed
LIBRARY RAYNES PARK, LIBRARY RAYNES PARK, APPROACH ROAD, SW20 8BA29 homes
completed
8-12, 8-12, Coombe Lane, Raynes Park, SW20 8ND12 homes
completed
EXCEL HOUSE, 6, EXCEL HOUSE, 6, PEPYS ROAD, SW20 8NH10 homes
completed
14 -16, 14 -16, Coombe Lane, SW20 8ND9 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 8ND

Full postcodeSW20 8ND
Postcode districtSW20
BoroughLondon Borough of Merton
WardRaynes Park
Latitude51.409713
Longitude-0.229095
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