Raynes Park · Merton · Wimbledon constituency · 51.41228, -0.22980

SW20 8RB— Raynes Park, Merton

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

The practical family move

 

Top 5% LondonSchools 100%Safety 87/100Transport 48/100~2% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
75
Safety
87
Schools
90
Transport
48
Environment
62
Investment
33

The bottom line

SW20 8RB offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Owner-occupiers.

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Location

SW20 8RB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+23.6% vs London avg
vs London crime-60.0% vs London avg

Deep-dive guides for SW20 8RB

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SW20 8RB 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 · 3 min walk

KS2: 108.5

★★

Secondary

Ursuline High School Wimbledon

Good · Inspected Oct 2021 · 7 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

25.8 incidents per 1,000 residents

Better than 82% of London
→ Stable

-53% vs borough

Crime by type

Anti-social behaviour38%
Vehicle crime24%
Other12%
Drug offences10%
Violence & sexual offences10%
Burglary7%
Theft0%
Robbery0%

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 · 1.8km

Crime is 60% below 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£10,859/m²
Price per ft²£1,009/ft²
Avg floor area91 m²

EPC breakdown

C
3%
D
8%

Based on 11 properties · Confidence: medium

Street mix

Semi 4%Terraced 96%

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£227,500
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,877
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.4%

Total change

+749%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.9%

per year

Acceleration

-4.50

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £450k–£500k · 26 sales

Property Type Mix

Total: 26 sales

Semi-detached3.8%
Terraced96.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£114k£186k+63.2%1.2
Post-dot-com plateau2002–2004£347k£380k+9.5%1
Pre-crash peak2006–2007£420k£412k-1.9%1
GFC & correction2009–2012£500k£605k+21.1%1.8
Help-to-Buy recovery2014–2015£955k£883k-7.5%1.5
Brexit uncertainty2017–2018£880k£815k-7.4%1.5
Pandemic surge2021–2021£875k£875k+0%1
Rate-rise correction2023–2023£940k£940k+0%1
Current market2025–2025£968k£968k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.7%
District
6.7%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

42out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Raynes ParkNational Rail
4 min walk
Dundonald Road Tram StopTram
21 min walk
Wimbledon Underground StationDistrict
24 min walk
Wimbledon Tram StopTram
24 min walk
Merton Park Tram StopTram
25 min walk
No bus stops within 400m

54

Walkability score

118

Footpaths (500m)

0

Santander docks (800m)

3.5 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

8

Car parks (800m)

3

EV chargers (800m)

Nearest car park289m
Santander docks (800m)0
Nearest cycle dock3.5 km

Nearby car parks

🅿️
bus stand
360m
🅿️
Land Rover Service Centre Wimbledon
697m

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: 11.0 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 70%
Below average green space

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

21 min walk

80%

Recommend GP

80%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalNew Victoria Hospital · 1.7 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

83

Parks (1km)

19

Restaurants (800m)

9

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

34

Sports (1km)

7

Convenience

Nearest supermarketCo-op Food · 337 m
27 tennis courts6 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

319m

Post office

Nearby shops

Sainsbury's Local201 m
Mikes News260 m
Durham Convenience Stores292 m
Simply Local303 m

Nearby cafes

Lantern Coffee House191 m
Costa210 m
Lockdown Bakehouse240 m
Three Apes293 m

Nearby restaurants

Sai195 m
Bar 191197 m
Mumbai Kitchen242 m
Hashi256 m

Nearby pubs

Raynes Park Tavern294 m
Prince George's Club408 m
The Crooked Billet1.0 km
Hand in Hand1.0 km

Nearby gyms

Anytime Fitness289 m
West Wimbledon Bowling Club336 m
Revivals378 m
PlayFit Sports Club577 m

Nearby pharmacies

Trident Pharmacy193 m
Boots294 m
Barkers350 m

Nearby health

Confident230 m
Park Clinic254 m
Wimbledon Dental Centre291 m
Food hygiene (5-star)79% of 52

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

33

Investment score

Weak

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

Low gross yield (2.0%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
2.0% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score24/100
Sales last 12 months1

Rental market

High

Demand

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

62.7

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route12,940m
Crossrail 2 route1,918m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,070 nationally

1,630

Est. population

10,823/km²

63%

Employed

71%

Degree educated

£51,900

Median income

1.4%

Claimant rate

Inner cityHigh densityYoung professionals

55

Community stability

Age profile

29%
25%
19%
16%
Under 1829%
18–3411%
35–4925%
50–6419%
65+16%

Tenure

39%
38%
20%
Own outright39%
Own (mortgage)38%
Private rent20%
Social rent3%
Shared ownership0%

Ethnicity

62%
20%
White British62%
White Other20%
Asian11%
Black1%
Mixed5%
Other1%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine5%
No car household17%
Unemployed3%
No qualifications6%

Housing tenure (Census 2021)

Private rent20%
Social rent3%

vs. London

Income vs London+23.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
8
Planning apps (12 months)
15
Planning apps (3 years)
14
Local approval rate
80%
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)
24
Largest scheme
88 homes · 21-31, 21-31, Coombe Lane, 22 West Barnes Lane, SW20 0LX
Pipeline pressure
NONE

Named schemes (500m)

LIBRARY RAYNES PARK, LIBRARY RAYNES PARK, APPROACH ROAD, SW20 8BA29 homes
completed
Blossom House School, 8A, Blossom House School, 8A, The Drive, West Wimbledon, SW20 8TG13 homes
completed
78, 78, Durham Road, West Wimbledon, SW20 0TL13 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

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 8RB

Full postcodeSW20 8RB
Postcode districtSW20
BoroughLondon Borough of Merton
WardRaynes Park
Latitude51.412278
Longitude-0.229801
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