Greenhill · Harrow · Harrow West constituency · 51.57799, -0.33245

HA1 2BN— Greenhill, Harrow

Location and area intelligence for HA1 2BN, Greenhill, Harrow

High-connectivity investment target

 

Schools 100%Safety 70/100Transport 40/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
66
Safety
70
Schools
90
Transport
40
Environment
53
Investment
56

The bottom line

HA1 2BN offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 52 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA1 2BN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+11.9% vs London avg
vs London crime+50.0% vs London avg

Deep-dive guides for HA1 2BN

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

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“High-connectivity investment target”

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How HA1 2BN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Saint Jerome Church of England Bilingual School

Good · Inspected Nov 2022 · 10 min walk

KS2: 108.1

—

Secondary

Harrow High School

Not yet inspected · 5 min walk

P8: +0.64A8: 50.8

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

97.6 incidents per 1,000 residents

Higher crime than 73% of London
↑ Rising 351.6%

+70% vs borough

Crime by type

Violence & sexual offences31%
Other22%
Anti-social behaviour21%
Vehicle crime8%
Drug offences7%
Theft4%
Burglary4%
Robbery3%

Stop & search

2.8

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 3.2km

Crime is +50% above 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.

HA1 district median

£350,000

Based on 264 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£7,290/m²
Price per ft²£677/ft²
Avg floor area53.2 m²

EPC breakdown

C
3%
D
25%
E
1%

Based on 29 properties · Confidence: medium

Street mix

Semi 17%Terraced 4%Detached 8%Flat 71%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£133,000
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 DAnnual charge £2,024
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+4.3%

Total change

+239%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.7%

per year

Acceleration

-0.26

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 24 sales

Property Type Mix

Total: 24 sales

Detached8.3%
Semi-detached16.7%
Terraced4.2%
Flat/maisonette70.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£115k£98k-14.8%2
Post-dot-com plateau2001–2002£182k£200k+10.2%1
Pre-crash peak2005–2006£228k£226k-0.7%1.5
GFC & correction2011–2012£267k£460k+72.2%1.5
Help-to-Buy recovery2013–2015£284k£540k+90.5%2
Pandemic surge2021–2021£384k£384k+0%1
Rate-rise correction2022–2022£388k£388k+0%4
Current market2025–2025£390k£390k+0%1

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+22.2% alpha

Weakest performer

Flat/maisonette

-1% alpha

Semi-detached+22.2% α
Local
47.2%
District
25%
Flat/maisonette-1% α
Local
3.2%
District
4.2%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

47out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Harrow-on-the-Hill Underground StationMetropolitan line
3.6 min walk
Harrow-on-the-Hill

Nearby stations

Harrow-on-the-Hill Underground StationMetropolitan
4 min walk
Harrow-on-the-HillNational Rail
4 min walk
Northwick Park Underground StationMetropolitan
12 min walk
Kenton Rail StationLioness
14 min walk
Kenton Underground StationBakerloo
14 min walk
No bus stops within 400m

55

Walkability score

77

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★52 min
Victoria55 min ↑
Waterloo55 min ↑
Canary Wharf62 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

8

Car parks (800m)

1

EV chargers (800m)

Nearest car park166m
Santander docks (800m)0
Nearest cycle dock8.6 km

Nearby car parks

🅿️
Saint Anns Centre· yes
421m
🅿️
Greenhill Way Parking· yes
602m
🅿️
Car Park 1
671m
🅿️
Vaughan Road Car Park· yes
725m

Connectivity

Broadband and mobile coverage

90%

Full fibre

90%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed450 Mbps
Median download432 Mbps
Superfast coverage90%
All operators 5G90%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 13.2 km away✗ Not Green Belt✗ Not AONB38% green spaceTree canopy: 25%
More green space than 91% of London

Nearest SSSI: Bentley Priory SSSI — 4.8 km

Energy

Solar: 852 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

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 yield851.9 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

PES@SPECSAVERS HARROW, NWL

289 STATION ROAD, HA1 2TA

5 min walk

7

GPs within 1km

6

Dentists within 1km

6

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 777 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

54

Restaurants (800m)

18

Cafes (800m)

3

Pubs (400m)

3

Pharmacies (800m)

4

Gyms (1km)

15

Sports (1km)

7

Convenience

Nearest supermarketGayatri · 335 m
5 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

2

Cinemas (2km)

440m

Post office

Nearby shops

Miriam's Munchies122 m
AngelCake292 m
Savewise Super Market293 m
Panda Mart315 m

Nearby cafes

Coco Corner150 m
Sarah's Café208 m
OB Caffé Pizzeria280 m
brü316 m

Nearby restaurants

Venoo Restaurant136 m
Kebab City162 m
Domino's166 m
Hakkaland210 m

Nearby pubs

Trinity154 m
The Junction182 m
The Moon on the Hill191 m
The George515 m

Nearby gyms

Lyon Square Gymnasium249 m
Buzz Gym393 m
Sports Centre557 m
Gold's Gym583 m

Nearby pharmacies

Keencare Pharmacy & Travel Clinic318 m
Boots409 m
Superdrug422 m
J & B Webber Pharmacy870 m

Nearby health

Complete Smiles335 m
Angle House Harrow360 m
Smile 360444 m
Parexel656 m
Food hygiene (5-star)52% of 203

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

MANU HAULAGE LTD
PRIME LEDGER CONSULTANCY LTD

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
£1,500London avg: £1,950/mo
Gross yield
5.1% (good)London avg: 3.8%Strong yield — top 19% of London
Gentrification score28/100
Right-to-buy sales (5yr)Owner-occupier growth signal79
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

55

Price growth score

C
Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,525m
Crossrail 2 route14,903m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,082 nationally

1,435

Est. population

16,374/km²

56%

Employed

54%

Degree educated

£47,000

Median income

4.9%

Claimant rate

Inner cityVery high densityEstablished mixed

41

Community stability

Age profile

23%
30%
24%
Under 1823%
18–3430%
35–4924%
50–6411%
65+12%

Tenure

18%
31%
34%
16%
Own outright18%
Own (mortgage)31%
Private rent34%
Social rent16%
Shared ownership0%
Rent free1%

Ethnicity

14%
13%
52%
White British14%
White Other13%
Asian52%
Black8%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine12%
No car household49%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Private rent34%
Social rent16%

vs. London

Income vs London+11.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
35
Planning apps (3 years)
6
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
235
Largest scheme
355 homes · Sonia Court, Gayton Road Car Park & Former Library Site, Sonia Court, Gayton Road Car Park & Former Library Site, Gayton Road, Harrow, HA1 2HH
Pipeline pressure
NONE

Named schemes (500m)

Sonia Court, Gayton Road Car Park & Former Library Site, Sonia Court, Gayton Road Car Park & Former Library Site, Gayton Road, Harrow, HA1 2HH355 homes
completed
51, 51, College Road, Harrow, HA1 1AA318 homes
completed
Equitable House & Lyon House, Equitable House & Lyon House, Lyon Road, St John's Road, Harrow, HA1 2EW310 homes
completed
Former Cumberland Hotel & Victoria Hall, Former Cumberland Hotel & Victoria Hall, St. John's Road, Sheepcote Road, Harrow, HA1 2JN204 homes
completed
Platinum House (Formerly Davy House), Platinum House (Formerly Davy House), LYON ROAD, HA1 2DQ151 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
12.0%
Ward turnout
98%
Election year
2026
MP
Gareth Thomas (Labour (Co-op))
MP majority
6,642
Constituency
Harrow West

Councillors

Dan AndersonLabour
Ghazanfar AliLabour
Aneka Shah-LevyLabour

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Key facts for HA1 2BN

Full postcodeHA1 2BN
Postcode districtHA1
BoroughLondon Borough of Harrow
WardGreenhill
Latitude51.577992
Longitude-0.332448
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