Few infrastructure projects in British history have shaped, disrupted, and divided property markets quite like High Speed 2.
And with the project now in the middle of a significant reset, with one leg cancelled, safeguarding lifted on large sections of the route, and a new delivery baseline expected this year, this is one of the most consequential and complex searches a conveyancer may encounter.
Here’s what you need to know, and what to tell your clients.
What is HS2?
High Speed 2 is the UK’s flagship high-speed rail programme, designed to connect London with Birmingham and, originally, onward to Manchester and Leeds. Phase 1 – the London Euston to Birmingham Curzon Street section – is currently under construction, with an initial operational section between Old Oak Common in west London and Birmingham the current priority.
The project aims to:
- increase rail capacity on one of the UK’s busiest corridors
- reduce journey times between major cities
- free up capacity on the existing West Coast Main Line for regional and freight services
- support economic growth across the Midlands and beyond
When fully operational, HS2 trains will run at up to 225mph, carrying up to 1,100 passengers per service.
What’s changed – and where does HS2 stand now?
The project has undergone dramatic changes since its original conception. In October 2023, the then-Prime Minister Rishi Sunak cancelled the northern leg – the Birmingham to Manchester section (Phase 2b West) and the Birmingham to Leeds section (Phase 2b East) – citing spiralling costs and delivery concerns.
Since then, the safeguarding picture has changed significantly:
Phase 1 (London to Birmingham)
Construction is underway. Safeguarding remains firmly in place. This is the active section of the project and the one most directly relevant to property searches in affected local authority areas.
Phase 2a (West Midlands to Crewe)
Safeguarding was lifted in January 2024 across the majority of this section. A small area near Handsacre remains safeguarded, where Phase 1 connects to the West Coast Main Line. Property owners along the former Phase 2a route are generally no longer eligible for HS2 property schemes, though the Need to Sell scheme remains open in some cases.
Phase 2b East (West Midlands to Leeds)
Safeguarding Directions were removed in July 2025. The government is now preparing to dispose of over 550 properties along the former Eastern Leg, with open market disposals expected to begin in 2026. Former owners whose properties were acquired under statutory blight will have the opportunity to reacquire at current market value before open market sales begin.
Phase 2b West (Crewe to Manchester)
Safeguarding remains in place on the Western Leg pending further government decisions. The position here is still under review, meaning this section continues to have live implications for property transactions in affected areas.
Programme reset in 2026
The government has acknowledged that HS2 will not be ready by its previous 2033 target. A full delivery reset is underway, with a new baseline for cost and timeline expected to be published in 2026. Until then, some uncertainty remains around the precise scope and schedule of what is still being built.
Why does HS2 matter to property transactions?
HS2 can affect a property in multiple ways, even where the impact is not immediately obvious:
- Compulsory purchase: Properties within the safeguarded area may be subject to statutory blight, giving owners the right to require HS2 to purchase at unblighted market value.
- Generalised blight: Properties near but outside the safeguarded zone may have suffered reduced market value due to proximity to the route, construction activity, or noise and disruption.
- Noise and vibration: At 225mph, HS2 trains generate significant noise. Properties within certain proximity bands along the active route may be affected during both construction and operation.
- Mortgageability: Some lenders have treated properties within or close to safeguarded zones with caution. Buyers and their solicitors should be alert to any lender requirements around HS2 proximity.
- Future value and saleability: Properties near HS2 stations may benefit in the longer term. Those mid-route may face different considerations depending on whether the line runs above or below ground at that point.
What does a CON29 reveal about HS2?
The CON29 includes a mandatory question (CON29 Question 3.7) asking whether a property is within 200 metres of a proposed or existing railway. This will capture Phase 1 properties in many affected local authority areas.
However, the CON29’s 200-metre radius is widely acknowledged to be insufficient for a project of HS2’s scale. Noise, vibration, construction disruption, and blight can affect properties considerably further from the line. For this reason, a dedicated HS2 search is often the appropriate additional product for properties anywhere near the Phase 1 route.
A specialist HS2 search will typically confirm:
- the nearest distance between the property and the route
- the maximum speed of trains at the nearest point (relevant to noise assessment)
- whether the property falls within a safeguarded area or compensation zone
- applicable property assistance schemes and compensation entitlements
- relevant construction timelines for the area
Which local authority areas are affected?
For Phase 1, the most directly affected local authorities include areas such as Camden, Islington, Westminster, Ealing, Brent, Harrow, Hillingdon, Hammersmith and Fulham, South Buckinghamshire, Chiltern, Aylesbury Vale, Cherwell, South Northamptonshire, Stratford-on-Avon, Warwick, North Warwickshire, Birmingham, Solihull, Lichfield, and Tamworth.
In areas where safeguarding has been lifted (Phase 2a and Phase 2b East), the direct property scheme implications have largely receded, though conveyancers should be alert to residual blight questions and the timeline of any ongoing disposals.
HS2 is simultaneously one of the most consequential and most complex infrastructure searches a conveyancer can encounter. Phase 1 is live and under construction; Phase 2b West remains safeguarded; Phase 2a and Phase 2b East have seen safeguarding lifted but bring their own transitional questions around disposals and residual blight.
