Greencoat Row, London
Greencoat Row is a short but characterful road located in the heart of the City of Westminster, London SW1. Nestled between Victoria Street and Rochester Row, it runs east-west between Francis Street to the west and two separate junctions of Greencoat Place to the east.
The street lies within the residential district behind Westminster Cathedral and is just a short walk from Victoria Station. It’s part of the area known for its mixture of Edwardian mansion blocks, converted warehouses, and modern developments.
Length and Layout of the Road
Greencoat Row is approximately 130 metres (425 feet) in length, forming a two-way road that gently curves between its two ends. Its brief span and relatively quiet traffic make it more of a local access road rather than a through route, ideal for residential use and local deliveries.
Historical Background
Greencoat Row dates back to the early 19th century, with much of the area developed during the Victorian expansion of Westminster. The surrounding land was once associated with monastic holdings and later given over to charitable institutions and modest housing as London’s population grew.
The adjacent Greencoat Place—and by extension Greencoat Row—takes its name from the Greencoat School for Girls, established in the 17th century by the Corporation of London. The school, named for the green uniforms worn by its pupils, once operated near here, lending its name to several roads in the vicinity.
How Did Greencoat Row Get Its Name?
The name “Greencoat Row” was in use by the late 1800s and directly references its proximity to the historic Greencoat School. The road, along with Greencoat Place, pays tribute to the charitable educational efforts that once defined the area. The term "Greencoat" refers to the green coats worn by students, which were symbolic of many similar charity school uniforms across England during the period.
The Character of Greencoat Row
This short street has a calm and understated residential character. While just moments away from the hustle of Victoria Street, Greencoat Row is quieter, with a blend of late Victorian and Edwardian architecture along with tasteful modern additions.
There’s a distinctly local feel to the area, aided by the presence of small offices, low-rise apartment buildings, and restored red-brick façades. The lack of heavy footfall and through traffic gives it a tucked-away charm that appeals to both residents and those seeking discreet business premises.
Real Estate and Property Prices (as of Q2 2025)
Greencoat Row properties are highly sought-after due to their central location and attractive architectural features. As of May 2025, prices here are in line with other premium pockets of Westminster, though slightly more affordable than adjacent streets like Vincent Square or Victoria Street.
- 1-bedroom flats: Approx. £750,000–£950,000, typically 550–650 sq ft (51–60 sq metres)
- 2-bedroom flats: Approx. £1.1M–£1.5M, ranging from 800–1,000 sq ft (74–93 sq metres)
- Occasional freehold mews houses nearby exceed £2 million
Rental demand is high due to the proximity to Westminster offices and government departments. The street appeals to civil servants, professionals, and pied-à-terre seekers.
Nearest Underground Stations
The closest London Underground station is St. James’s Park, about a 7-minute walk to the east, served by the District and Circle lines.
Victoria Station—served by the Victoria, District, and Circle lines—is about 8 minutes away on foot, and also offers National Rail services and a direct link to Gatwick Airport.
Nearby Bus Stops
Several major bus routes are available nearby:
- Victoria Street (towards Parliament Square or Victoria Station)
- Francis Street (local routes through Pimlico and Westminster)
- Rochester Row (connection to Vauxhall, Camden, and the West End)
Popular routes include the 11, 24, 148, and 507 buses, ensuring fast access to central London, the South Bank, and beyond.
A Fun Fact About Greencoat Row
Despite its modest size, Greencoat Row was featured in an early-2000s British television series for its quintessentially "hidden London" charm. The street's red-brick buildings and quiet ambience stood in for a fictional diplomatic residence in a political drama. Locals recall the film crews setting up without disturbing daily life—an apt metaphor for the street itself: important but discreet.
Quick Facts
- Location: Westminster, London SW1
- Length: Approx. 130 metres (425 feet)
- Connects: Francis Street to Greencoat Place (both ends)
- Historical Origin: Early 19th century
- Name Origin: Named after the nearby Greencoat School (17th century)
- Character: Quiet, residential, red-brick façades, some modern flats
- Property Prices (May 2025): £750K–£1.5M+ depending on size (550–1,000 sq ft)
- Nearest Tube Stations: St. James’s Park (District, Circle); Victoria (Victoria, District, Circle)
- Bus Connections: Victoria Street, Rochester Row, Francis Street
- Fun Fact: Appeared in a political drama series as a fictional embassy street
Map of Greencoat Row, London
Square painting of Greencoat Row, London (View image in full size)