Kenton · Brent · Brent West constituency · 51.57930, -0.31986

HA3 0AA— Kenton, Brent

Location and area intelligence for HA3 0AA, Kenton, Brent

High-connectivity investment target

 

Schools 67%Safety 70/100Transport 42/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
56
Safety
70
Schools
90
Transport
42
Environment
56
Investment
52

The bottom line

HA3 0AA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families 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 0AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+21.2% vs London avg
vs London crime+42.0% vs London avg

Deep-dive guides for HA3 0AA

🛡️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 0AA 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 · 14 min walk

KS2: 104.7

—

Secondary

Harrow High School

Not yet inspected · 7 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 · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

92.4 incidents per 1,000 residents

Higher crime than 70% of London
↑ Rising 10150.0%

+20% vs borough

Crime by type

Other36%
Anti-social behaviour19%
Violence & sexual offences17%
Drug offences7%
Theft6%
Vehicle crime6%
Robbery5%
Burglary3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 3.3km

Crime is +42% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

HA3 district median

£430,000

Based on 106 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£6,160/m²
Price per ft²£572/ft²
Avg floor area120.7 m²

EPC breakdown

C
13%
D
14%
E
3%
F
1%

Based on 31 properties · Confidence: high

Street mix

Semi 50%Terraced 6%Detached 44%

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 costMedium
Rebuild cost estimate£301,750
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,952
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2026 · CAGR

+4.9%

Total change

+260%

Market Activity

Price Velocity & Acceleration

Current Velocity

+22.1%

per year

Acceleration

+22.29

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £450k–£500k · 18 sales

Property Type Mix

Total: 18 sales

Detached44.4%
Semi-detached50%
Terraced5.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£223k£223k+0%2
Post-dot-com plateau2002–2004£145k£348k+140.4%1
GFC & correction2010–2012£462k£487k+5.4%1.7
Help-to-Buy recovery2014–2016£600k£1.21m+101.7%1
Brexit uncertainty2017–2017£640k£640k+0%1
Pandemic surge2020–2021£1.15m£695k-39.6%1
Rate-rise correction2022–2022£656k£656k+0%1
Current market2024–2026£655k£800k+22.1%1

Buyer vs Seller Score

Composite market conditions index 0–100

51out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Northwick Park Underground StationMetropolitan
2 min walk
Kenton Underground StationBakerloo
4 min walk
Kenton Rail StationLioness
4 min walk
KentonNational Rail
4 min walk
Harrow-on-the-Hill Underground StationMetropolitan
15 min walk
No bus stops within 400m

26

Walkability score

22

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

11

Car parks (800m)

0

EV chargers (800m)

Nearest car park331m
Santander docks (800m)0
Nearest cycle dock7.9 km

Nearby car parks

🅿️
Car Park 4· yes
331m
🅿️
Car Park 1
542m
🅿️
Brent House
732m

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 5G96%

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: 12.6 km away✗ Not Green Belt✗ Not AONB48% green spaceTree canopy: 19%
More green space than 95% of London

Nearest SSSI: Bentley Priory SSSI — 4.8 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

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°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

KENTON BRIDGE MEDICAL CENTRE DR GOLDEN

155-175 KENTON ROAD, KENTON, HA3 0YX

5 min walk

87%

Recommend GP

87%

Overall GP experience

6

GPs within 1km

4

Dentists within 1km

7

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 458 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

34

Parks (1km)

10

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Fizz Sports Bar (601 m)

Nearest supermarketNorth West International Supermarket · 960 m
2 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
981 licensed premises in borough386 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

497m

Post office

Nearby cafes

Gateway Cafe173 m
Jasmine's227 m
Café Delight290 m
Sarah's Café713 m

Nearby restaurants

Balkh194 m
Sham Lounge202 m
Subway295 m
Seva311 m

Nearby pubs

Fizz Sports Bar601 m

Nearby health

St Mark's368 m
Parexel415 m
Northwick Park Hospital456 m
PAREXEL LAB502 m
Food hygiene (5-star)74% of 50

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

ALGO8 EUROPE LLP
AMAKAN LTD
ARKM CATERS LTD
GOLD STARS PROPERTIES LTD
JETT PAINTER AND BUILD LTD

+6 more

Investment

Investment grade, yield and market outlook

52

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
4.5% (average)London avg: 3.8%Above average yield
Gentrification score19/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

53.7

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,845m
Crossrail 2 route14,154m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,102 nationally

2,218

Est. population

4,649/km²

58%

Employed

53%

Degree educated

£50,900

Median income

3.2%

Claimant rate

Inner cityMedium densityRenters

32

Community stability

Age profile

20%
35%
19%
16%
Under 1820%
18–3435%
35–4919%
50–6416%
65+9%

Tenure

15%
14%
41%
29%
Own outright15%
Own (mortgage)14%
Private rent41%
Social rent29%
Shared ownership1%

Ethnicity

15%
14%
55%
White British15%
White Other14%
Asian55%
Black8%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine10%
No car household46%
Unemployed8%
No qualifications11%

Housing tenure (Census 2021)

Private rent41%
Social rent29%

vs. London

Income vs London+21.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Planning apps (3 years)
1
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
22
Largest scheme
71 homes · NORTHWICK PARK HOSPITAL, NORTHWICK PARK HOSPITAL, WATFORD ROAD, HA1 3UJ
Pipeline pressure
NONE

Named schemes (500m)

79-83, 79-83, Kenton Road, HA3 0AH39 homes
completed
50-56, 50-56, KENTON ROAD, HA3 8AB18 homes
completed
131-135 Kenton Timber & Builders Merchant, 133, 131-135 Kenton Timber & Builders Merchant, 133, Kenton Road, Harrow, HA3 0AZ17 homes
completed
55-59, 55-59, KENTON ROAD, HA312 homes
completed
44-46, 44-46, Kenton Road, Harrow, HA3 8AB12 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
18.0%
Election year
2022
MP
Barry Gardiner (Labour)
MP majority
3,793
Constituency
Brent West

Councillors

Sunita HiraniConservative
Suresh KansagraConservative
Michael David MauriceConservative

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Key facts for HA3 0AA

Full postcodeHA3 0AA
Postcode districtHA3
BoroughLondon Borough of Brent
WardKenton
Latitude51.579296
Longitude-0.319859
Parliamentary constituencyBrent 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