Greenhill · Harrow · Harrow West constituency · 51.58338, -0.32617

HA1 2PP— Greenhill, Harrow

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

 

Schools 100%Safety 72/100Transport 28/100Yield 5.14%

Best for: Families

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

Liveability
56
Safety
72
Schools
90
Transport
28
Environment
50
Investment
61

The bottom line

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

The catch: 58 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA1 2PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+11.9% vs London avg
vs London crime+27.0% vs London avg

Deep-dive guides for HA1 2PP

🛡️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🌳 Good Parks🔒 Very Safe
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How HA1 2PP 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 · 6 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 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

82.4 incidents per 1,000 residents

Higher crime than 62% of London
↑ Rising 327.3%

+44% vs borough

Crime by type

Violence & sexual offences33%
Other21%
Anti-social behaviour17%
Vehicle crime9%
Drug offences8%
Theft4%
Robbery4%
Burglary4%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 3.0km

Crime is +27% above London average

Property

Prices, sales volume and market trends

Avg floor area77.5 m²

EPC breakdown

C
10%
D
9%
E
3%

Based on 22 properties · Confidence: medium

Street mix

Semi 8%Terraced 59%Detached 8%Flat 26%

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

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£193,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+7.7%

Total change

+751%

Market Activity

Price Velocity & Acceleration

Current Velocity

+22.1%

per year

Acceleration

-65.55

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £125k–£150k · 39 sales

Property Type Mix

Total: 39 sales

Detached7.7%
Semi-detached7.7%
Terraced59%
Flat/maisonette25.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£74k£116k+56.8%2
Post-dot-com plateau2001–2004£152k£173k+14%3.2
Pre-crash peak2005–2007£196k£274k+40%1.7
GFC & correction2008–2010£250k£275k+10%1
Help-to-Buy recovery2013–2014£164k£425k+159.1%1
Brexit uncertainty2017–2019£564k£450k-20.1%1.5
Pandemic surge2021–2021£275k£275k+0%3
Rate-rise correction2023–2023£516k£516k+0%1
Current market2024–2024£630k£630k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.2% alpha

Terraced+1.2% α
Local
9.8%
District
8.6%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Kenton Underground StationBakerloo line
7.7 min walk
Kenton

Nearby stations

Kenton Rail StationLioness
8 min walk
KentonNational Rail
8 min walk
Kenton Underground StationBakerloo
8 min walk
Northwick Park Underground StationMetropolitan
10 min walk
Harrow-on-the-Hill Underground StationMetropolitan
11 min walk
No bus stops within 400m

27

Walkability score

17

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★58 min
Victoria59 min ↑
Waterloo60 min ↑
Canary Wharf68 min ↑
City64 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

6

Car parks (800m)

2

EV chargers (800m)

Nearest car park447m
Santander docks (800m)0
Nearest cycle dock8.4 km

Nearby car parks

🅿️
Greenhill Way Parking· yes
477m
🅿️
Tesco Car Park· no
592m
🅿️
Saint Anns Centre· yes
791m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
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 AONB29% green spaceTree canopy: 55%
More green space than 84% of London

Nearest SSSI: Bentley Priory SSSI — 4.3 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

THE NORTHWICK SURGERY

36 NORTHWICK PARK ROAD, HA1 2NU

3 min walk

78%

Recommend GP

78%

Overall GP experience

9

GPs within 1km

6

Dentists within 1km

7

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 932 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

19

Parks (1km)

24

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The George (433 m)

Nearest supermarketNorth West International Supermarket · 507 m
2 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

341m

Post office

Nearby shops

Daily Food397 m
CakeCo402 m
Lucky417 m
Bollywood Palace418 m

Nearby cafes

Tapri Junction464 m
Ancona542 m
Jasmine's606 m
The Urban Chocolatier620 m

Nearby restaurants

Manoush352 m
Cheat Meals352 m
Sorrentina354 m
Roosters Piri Piri375 m

Nearby pubs

The George433 m
The Junction607 m
Trinity708 m
The Moon on the Hill711 m

Nearby gyms

Gold's Gym334 m
Lyon Square Gymnasium558 m
Buzz Gym808 m
Harrow Leisure Centre1.0 km

Nearby pharmacies

Superdrug517 m
Keencare Pharmacy & Travel Clinic732 m
Boots766 m

Nearby health

Angle House Harrow475 m
Smile 360560 m
Complete Smiles751 m
Parexel812 m
Food hygiene (5-star)45% of 110

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

FRAME FOCUS STUDIOS LTD
PALO ALTO UK LTD
PUREBUILD PROJECTS LTD
ROXAN SERVICES LTD
SHANNON BUILDING SERVICES LIMITED

+1 more

Investment

Investment grade, yield and market outlook

61

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 score16/100
Right-to-buy sales (5yr)Owner-occupier growth signal79

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

23.4

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,456m
Crossrail 2 route14,739m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,982 nationally

1,711

Est. population

12,497/km²

58%

Employed

40%

Degree educated

£47,000

Median income

7.7%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

42

Community stability

Age profile

23%
22%
22%
16%
16%
Under 1823%
18–3422%
35–4922%
50–6416%
65+16%

Tenure

19%
19%
21%
37%
Own outright19%
Own (mortgage)19%
Private rent21%
Social rent37%
Shared ownership3%
Rent free1%

Ethnicity

21%
21%
37%
White British21%
White Other21%
Asian37%
Black10%
Mixed4%
Other7%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine21%
No car household35%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Social rent37%
Private rent21%

vs. London

Income vs London+11.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Planning apps (3 years)
3
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)
9
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)

Challiner Court; Fern Court; Price Court; Hines Court,, Challiner Court; Fern Court; Price Court; Hines Court,, Richards Close, Harrow, HA1 2PS76 homes
completed
Research Services House, Research Services House, Elmgrove Road, Harrow, HA1 2QG73 homes
completed
Factory Behind Troy House Lbh Prn 40134013, Troy Industrial Estate, Elmgrove Road, Harrow, HA1 1QA49 homes
completed
2-12, Comfort Hotel, 2-12, Comfort Hotel, Northwick Park Road, Harrow, HA1 2NT49 homes
completed
TO BE 'KENSINGTON HEIGHTS', 13-25, TO BE 'KENSINGTON HEIGHTS', 13-25, SHEEPCOTE ROAD, HA1 2JL38 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 2PP

Full postcodeHA1 2PP
Postcode districtHA1
BoroughLondon Borough of Harrow
WardGreenhill
Latitude51.583379
Longitude-0.326175
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