Kenton · Brent · Brent West constituency · 51.57959, -0.30208

HA3 0LY— Kenton, Brent

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

London's quiet achiever

 

Schools 0%Safety 84/100Transport 23/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
44
Safety
84
Schools
0
Transport
23
Environment
51
Investment
43

The bottom line

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

The catch: 58 min to london bridge — above average for this zone.

Less suited to Families.

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Location

HA3 0LY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+17.1% vs London avg
vs London crime-37.0% vs London avg

Deep-dive guides for HA3 0LY

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

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Postcode Personality

🌳 Good Parks🔒 Very Safe

“London's quiet achiever”

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How HA3 0LY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

0

Education score

Poor for families
—

Primary

Mount Stewart Infant School

Not yet inspected · 2 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 8 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Hillview Nursery School

Not inspected · 43 min walk

4 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

40.7 incidents per 1,000 residents

Better than 70% of London
→ Stable

-47% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour23%
Other20%
Vehicle crime11%
Theft8%
Burglary6%
Drug offences3%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

4

Incidents (5yr)

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

Crime is 37% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£7,007/m²
Price per ft²£651/ft²
Avg floor area180.9 m²

EPC breakdown

B
1%
C
7%
D
10%
E
4%
F
1%
G
1%

Based on 24 properties · Confidence: medium

Street mix

Semi 52%Detached 48%

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£452,250
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, 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

1997–2025 · CAGR

+5.4%

Total change

+338%

Market Activity

Price Velocity & Acceleration

Current Velocity

-46.3%

per year

Acceleration

-65.61

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £450k–£500k · 29 sales

Property Type Mix

Total: 29 sales

Detached48.3%
Semi-detached51.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£161k£309k+92.1%2.3
Post-dot-com plateau2002–2002£302k£302k+0%1
Pre-crash peak2007–2007£540k£540k+0%3
GFC & correction2008–2012£535k£410k-23.4%1.5
Help-to-Buy recovery2015–2015£785k£785k+0%2
Brexit uncertainty2017–2019£1.29m£820k-36.5%1.3
Pandemic surge2020–2020£800k£800k+0%1
Rate-rise correction2022–2023£1.35m£1.10m-18.5%1
Current market2024–2025£1.31m£705k-46.3%1.5

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Semi-detached

+2.4% alpha

Weakest performer

Detached

+1.3% alpha

Semi-detached+2.4% α
Local
1.8%
District
-0.6%
Detached+1.3% α
Local
6.4%
District
5.1%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Preston Road Underground StationMetropolitan line
11.5 min walk
South Kenton

Nearby stations

Preston Road Underground StationMetropolitan
12 min walk
Kenton Underground StationBakerloo
13 min walk
Kenton Rail StationLioness
13 min walk
Northwick Park Underground StationMetropolitan
14 min walk
South Kenton Underground StationBakerloo
14 min walk
No bus stops within 400m

4

Walkability score

11

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★58 min
Victoria61 min ↑
Waterloo60 min ↑
Canary Wharf68 min ↑
City65 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

2

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)164
Nearest car park637m
Santander docks (800m)0
Nearest cycle dock6.9 km

Nearby car parks

🅿️
Preston Road Car Park164 spaces· yes
787m

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: 11.5 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 25%
More green space than 85% of London

Nearest SSSI: Bentley Priory SSSI — 5.1 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): 2

Landslide susceptibility: Medium

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

ST LUKE'S HOSPICE

KENTON GRANGE, KENTON ROAD, KENTON, HA3 0YG

10 min walk

6

GPs within 1km

6

Dentists within 1km

4

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The New Moon (868 m)

No restaurants within 800m — nearest: Pizza GoGo (791 m)

Nearest supermarketLondis · 1.9 km
4 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)

930m

Post office

Nearby shops

Preston News815 m
Sai Express Mart820 m
Costcutter858 m
J.R. Stationmarket911 m

Nearby cafes

Boston Peri Peri947 m
Mayas Chai975 m
Costa995 m
Patisserie Romana 21.0 km

Nearby restaurants

Pizza GoGo791 m
Blue Ginger833 m
Tasty Garden834 m
Shiv Shakti Sweets839 m

Nearby pubs

The New Moon868 m
the fléadh917 m
The Windermere1.1 km

Nearby gyms

Kenton Sports Club1.1 km

Nearby pharmacies

Tyerest Limited823 m
Rushtons Pharmacy918 m
Andreas Pharmacy935 m
Andres Pharmacy951 m

Nearby health

Bright Dental Practice850 m
VS Dental Care Centre890 m
Wembley Orthodontic & Aesthetics1.0 km
Food hygiene (5-star)78% of 9

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Registered businesses

3MH PASTE LIMITED
A. DORAN PLANT LIMITED
ASH & KAY LTD
MAHEK CREATION LTD
NEASDEN MONTESSORI SCHOOL LIMITED

+2 more

Investment

Investment grade, yield and market outlook

43

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 score17/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

40.1

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,823m
Crossrail 2 route13,049m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,737 nationally

1,622

Est. population

6,018/km²

59%

Employed

51%

Degree educated

£49,200

Median income

2.4%

Claimant rate

SuburbanMedium densityOwner occupiers / families

59

Community stability

Age profile

26%
18%
19%
17%
21%
Under 1826%
18–3418%
35–4919%
50–6417%
65+21%

Tenure

44%
40%
15%
Own outright44%
Own (mortgage)40%
Private rent15%
Social rent1%
Shared ownership0%

Ethnicity

15%
18%
56%
White British14%
White Other18%
Asian56%
Black2%
Mixed2%
Other8%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine11%
No car household8%
Unemployed3%
No qualifications16%

Housing tenure (Census 2021)

Private rent16%
Social rent1%

vs. London

Income vs London+17.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
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)
15
Largest scheme
13 homes · Clock Cottage next to Kenton Grange, Kenton Road, Harrow, HA3 0YG
Pipeline pressure
NONE

Named schemes (500m)

208 Regal Way, Harrow, HA3 0SH2 homes
completed
Land at rear of 64, Land at rear of 64, Woodhill Crescent, Harrow, HA3 0LY1 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 0LY

Full postcodeHA3 0LY
Postcode districtHA3
BoroughLondon Borough of Brent
WardKenton
Latitude51.579589
Longitude-0.302081
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