Greenhill · Harrow · Harrow West constituency · 51.57958, -0.32351

HA3 8AA— Greenhill, Harrow

Location and area intelligence for HA3 8AA, Greenhill, Harrow

High-connectivity investment target

 

Schools 100%Safety 70/100Transport 43/100Yield 4.19%

Best for: Families, Owner-occupiers

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Investment-grade — strong yield and growth signals

Liveability
62
Safety
70
Schools
90
Transport
43
Environment
59
Investment
67

The bottom line

HA3 8AA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 53 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA3 8AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+11.9% vs London avg
vs London crime+37.0% vs London avg

Deep-dive guides for HA3 8AA

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How HA3 8AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Elmgrove Primary School & Nursery

Good · Inspected Sept 2023 · 13 min walk

KS2: 104.7

—

Secondary

Harrow High School

Not yet inspected · 4 min walk

P8: +0.64A8: 50.8

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

89.1 incidents per 1,000 residents

Higher crime than 67% of London
↑ Rising 446.7%

+55% vs borough

Crime by type

Violence & sexual offences26%
Other25%
Anti-social behaviour20%
Vehicle crime13%
Theft7%
Robbery4%
Drug offences4%
Burglary2%

Stop & search

2.2

per 1,000 residents

→ Stable

trend

Road safety

96

Road safety score

4

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 3.4km

Crime is +37% above London average

Property

Prices, sales volume and market trends

Avg floor area69.4 m²

EPC breakdown

C
3%
D
2%

Based on 5 properties · Confidence: low

Street mix

Flat 100%

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 costMedium
Rebuild cost estimate£173,500
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 DAnnual charge £2,024
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2019 · CAGR

+6.8%

Total change

+390%

Market Activity

Price Velocity & Acceleration

Current Velocity

+82.9%

per year

Acceleration

+105.08

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £175k–£200k · 9 sales

Property Type Mix

Total: 9 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£120k+83.9%1.3
Post-dot-com plateau2003–2004£185k£225k+22%1
GFC & correction2009–2009£175k£175k+0%1
Brexit uncertainty2019–2019£320k£320k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.1% alpha

Flat/maisonette-0.1% α
Local
6.8%
District
6.9%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Northwick Park Underground StationMetropolitan line
4.8 min walk
Kenton

Nearby stations

Northwick Park Underground StationMetropolitan
5 min walk
Kenton Rail StationLioness
6 min walk
KentonNational Rail
6 min walk
Kenton Underground StationBakerloo
6 min walk
Harrow-on-the-Hill Underground StationMetropolitan
12 min walk
No bus stops within 400m

26

Walkability score

31

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★53 min
Victoria56 min ↑
Waterloo55 min ↑
Canary Wharf63 min ↑
City61 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)

0

EV chargers (800m)

Nearest car park409m
Santander docks (800m)0
Nearest cycle dock8.1 km

Nearby car parks

🅿️
Car Park 4· yes
409m
🅿️
Car Park 1
496m
🅿️
Greenhill Way Parking· yes
786m

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 waterNONE
No assessed surface water flood risk
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: 12.8 km away✗ Not Green Belt✗ Not AONB58% green spaceTree canopy: 34%
More green space than 98% of London

Nearest SSSI: Bentley Priory SSSI — 4.7 km

Energy

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

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 yield852.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

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

6

GPs within 1km

5

Dentists within 1km

8

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 476 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

5

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Junction (625 m)

Nearest supermarketNorth West International Supermarket · 710 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)

652m

Post office

Nearby shops

Golden Butcher687 m
Lucky699 m
Tesco Express715 m
Daily Food718 m

Nearby cafes

Gateway Cafe385 m
Jasmine's401 m
Café Delight460 m
Sarah's Café494 m

Nearby restaurants

Balkh368 m
Sham Lounge377 m
Subway465 m
Seva481 m

Nearby pubs

The Junction625 m
The George697 m
Trinity711 m
The Moon on the Hill736 m

Nearby gyms

Lyon Square Gymnasium623 m
Gold's Gym653 m

Nearby pharmacies

Superdrug711 m

Nearby health

Parexel367 m
St Mark's462 m
Northwick Park Hospital492 m
PAREXEL LAB605 m
Food hygiene (5-star)72% of 43

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%
Right-to-buy sales (5yr)
79

High street

E

High street health

Investment

Investment grade, yield and market outlook

67

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score17/100
Right-to-buy sales (5yr)Owner-occupier growth signal79

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

39.3

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,079m
Crossrail 2 route14,399m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,572 nationally

1,840

Est. population

8,709/km²

58%

Employed

52%

Degree educated

£47,000

Median income

3.3%

Claimant rate

Inner cityHigh densityEstablished mixed

40

Community stability

Age profile

20%
23%
22%
18%
17%
Under 1820%
18–3423%
35–4922%
50–6418%
65+17%

Tenure

34%
21%
41%
Own outright34%
Own (mortgage)21%
Private rent41%
Social rent3%
Shared ownership0%

Ethnicity

17%
21%
47%
White British17%
White Other21%
Asian47%
Black4%
Mixed3%
Other8%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine14%
No car household29%
Unemployed4%
No qualifications14%

Housing tenure (Census 2021)

Private rent41%
Social rent3%

vs. London

Income vs London+11.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (3 years)
1
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)
11
Largest scheme
76 homes · Challiner Court; Fern Court; Price Court; Hines Court,, Challiner Court; Fern Court; Price Court; Hines Court,, Richards Close, Harrow, HA1 2PS
Pipeline pressure
NONE

Named schemes (500m)

2-12, Comfort Hotel, 2-12, Comfort Hotel, Northwick Park Road, Harrow, HA1 2NT49 homes
completed
79-83, 79-83, Kenton Road, HA3 0AH39 homes
completed
50-56, 50-56, KENTON ROAD, HA3 8AB18 homes
completed
44-46, 44-46, Kenton Road, Harrow, HA3 8AB12 homes
completed
55-59, 55-59, KENTON ROAD, HA312 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 HA3 8AA

Full postcodeHA3 8AA
Postcode districtHA3
BoroughLondon Borough of Harrow
WardGreenhill
Latitude51.579582
Longitude-0.323514
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