Kenton · Brent · Brent West constituency · 51.58100, -0.31028

HA3 0EE— Kenton, Brent

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

High-connectivity investment target

 

Schools 0%Safety 68/100Transport 38/100Yield 4.47%

Best for: Owner-occupiers

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Lopsided profile — strong safety but weak schools

Liveability
45
Safety
68
Schools
0
Transport
38
Environment
59
Investment
60

The bottom line

HA3 0EE offers low crime and fast broadband — strong value for Owner-occupiers who can accept its trade-offs.

The catch: 51 min to london bridge — above average for this zone.

Less suited to Families.

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Location

HA3 0EE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumOwner occupiers / families
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+17.1% vs London avg
vs London crime+61.0% vs London avg

Deep-dive guides for HA3 0EE

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

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🚇 Well-Connected🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How HA3 0EE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

0

Education score

Poor for families
—

Primary

Mount Stewart Infant School

Not yet inspected · 8 min walk

—

Secondary

St Gregory's Catholic Science College

Not yet inspected · 6 min walk

P8: +0.73A8: 58.1

0% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Hillview Nursery School

Not inspected · 38 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

104.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1064.3%

+35% vs borough

Crime by type

Other31%
Violence & sexual offences19%
Vehicle crime15%
Anti-social behaviour13%
Theft9%
Robbery5%
Drug offences4%
Burglary3%

Stop & search

1.3

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 2.7km

Crime is +61% above London average

Property

Prices, sales volume and market trends

Avg floor area232.2 m²

EPC breakdown

A
1%
D
2%
E
2%

Based on 5 properties · Confidence: low

Street mix

Semi 14%Detached 86%

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£580,500
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,820
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2022 · CAGR

+5.7%

Total change

+326%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.3%

per year

Acceleration

-49.62

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £600k–£700k · 7 sales

Property Type Mix

Total: 7 sales

Detached85.7%
Semi-detached14.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£340k£410k+20.6%1.5
GFC & correction2009–2009£690k£690k+0%1
Help-to-Buy recovery2014–2016£1.10m£1.56m+42.3%1
Rate-rise correction2022–2022£1.45m£1.45m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Kenton Underground StationBakerloo line
5.4 min walk
Kenton

Nearby stations

Kenton Underground StationBakerloo
6 min walk
Kenton Rail StationLioness
6 min walk
KentonNational Rail
6 min walk
Northwick Park Underground StationMetropolitan
8 min walk
South Kenton Underground StationBakerloo
15 min walk
No bus stops within 400m

3

Walkability score

11

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★51 min
Victoria54 min ↑
Waterloo54 min ↑
Canary Wharf61 min ↑
City59 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park282m
Santander docks (800m)0
Nearest cycle dock7.4 km

Nearby car parks

🅿️
Brent House
463m

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: 12.1 km away✗ Not Green Belt✗ Not AONB58% green spaceTree canopy: 10%
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): None recorded

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

6 min walk

87%

Recommend GP

87%

Overall GP experience

4

GPs within 1km

7

Dentists within 1km

8

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 1.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

19

Parks (1km)

8

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Fizz Sports Bar (375 m)

Nearest supermarketLondis · 2.1 km
1 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)

0

Cinemas (2km)

450m

Post office

Nearby shops

Sai Express Mart609 m
Abirami1.1 km
Costcutter1.1 km
Apna Superstore1.1 km

Nearby cafes

Café Delight513 m
Jasmine's553 m
Gateway Cafe670 m

Nearby restaurants

The Pink Simba Bar & Restaurant371 m
Ram's Pure Vegetarian381 m
Chennai Srilalitha422 m
Pizza Stop426 m

Nearby pubs

Fizz Sports Bar375 m
The New Moon813 m
The Windermere1.2 km

Nearby gyms

Kenton Sports Club971 m

Nearby pharmacies

The Health Pharmacy1.1 km

Nearby health

Bright Dental Practice623 m
Wembley Orthodontic & Aesthetics1.1 km
Food hygiene (5-star)77% of 34

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

CHAPMAN ASSOCIATES (CA) LIMITED
MACHINE POINT LIMITED

Investment

Investment grade, yield and market outlook

60

Investment score

Good

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 score17/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

29.5

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,384m
Crossrail 2 route13,629m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,873 nationally

1,562

Est. population

5,795/km²

56%

Employed

51%

Degree educated

£49,200

Median income

3.3%

Claimant rate

Inner cityMedium densityOwner occupiers / families

52

Community stability

Age profile

20%
18%
20%
19%
23%
Under 1821%
18–3418%
35–4920%
50–6419%
65+23%

Tenure

44%
29%
23%
Own outright44%
Own (mortgage)29%
Private rent23%
Social rent4%
Shared ownership1%

Ethnicity

14%
62%
White British14%
White Other12%
Asian62%
Black3%
Mixed2%
Other7%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine13%
No car household23%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent23%
Social rent4%

vs. London

Income vs London+17.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
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)
23
Largest scheme
41 homes · 11A-21, 11A-21, DRAYCOTT AVENUE, HA3
Pipeline pressure
NONE

Named schemes (500m)

11A-21, 11A-21, DRAYCOTT AVENUE, HA341 homes
completed
FORMER B.R.GOODS YARD & RAILWAY COTTAGES, 157-175, FORMER B.R.GOODS YARD & RAILWAY COTTAGES, 157-175, KENTON ROAD, DRAYCOTT AVENUE (10-37 & R/O 40-70), HA312 homes
completed
76-78, 76-78, Draycott Avenue, Harrow, HA3 0BY10 homes
completed
59 & 61, 59 & 61, Draycott Avenue, Harrow, HA3 0BL8 homes
completed
57, 57, Draycott Avenue, HA3 0BL5 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 0EE

Full postcodeHA3 0EE
Postcode districtHA3
BoroughLondon Borough of Brent
WardKenton
Latitude51.581002
Longitude-0.310285
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