Kenton · Brent · Brent West constituency · 51.57708, -0.30359

HA3 0PB— Kenton, Brent

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

One of London's quieter, safer enclaves

 

Schools 0%Safety 87/100Transport 25/100Yield 4.47%

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
44
Safety
87
Schools
0
Transport
25
Environment
46
Investment
55

The bottom line

HA3 0PB 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 0PB

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-58.0% vs London avg

Deep-dive guides for HA3 0PB

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

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Postcode Personality

🔒 Very Safe

“One of London's quieter, safer enclaves”

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How HA3 0PB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

0

Education score

Poor for families
—

Primary

Mount Stewart Infant School

Not yet inspected · 3 min walk

—

Secondary

St Gregory's Catholic Science College

Not yet inspected · 9 min walk

P8: +0.73A8: 58.1

0% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Hillview Nursery School

Not inspected · 41 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

27.5 incidents per 1,000 residents

Better than 81% of London
→ Stable

-64% vs borough

Crime by type

Vehicle crime25%
Anti-social behaviour23%
Burglary15%
Violence & sexual offences15%
Other13%
Drug offences5%
Theft5%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 2.8km

Crime is 58% below London average

Property

Prices, sales volume and market trends

Avg floor area135.6 m²

EPC breakdown

C
3%
D
4%
E
1%
F
1%

Based on 9 properties · Confidence: low

Street mix

Semi 69%Terraced 23%Detached 8%

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£339,000
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

1996–2023 · CAGR

+8%

Total change

+695%

Market Activity

Price Velocity & Acceleration

Current Velocity

+31.3%

per year

Acceleration

+12.73

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 13 sales

Property Type Mix

Total: 13 sales

Detached7.7%
Semi-detached69.2%
Terraced23.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£132k£132k+0%1
Post-dot-com plateau2001–2004£250k£340k+36%1
Pre-crash peak2005–2007£343k£415k+21%1.3
GFC & correction2011–2011£430k£430k+0%1
Help-to-Buy recovery2013–2013£510k£510k+0%1
Brexit uncertainty2018–2018£675k£675k+0%1
Rate-rise correction2022–2023£800k£1.05m+31.2%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
South Kenton StationBakerloo line
9.8 min walk
South Kenton→ Euston· 4 tph
30 min

Nearby stations

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

4

Walkability score

3

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

3

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)192
Nearest car park452m
Santander docks (800m)0
Nearest cycle dock6.9 km

Nearby car parks

🅿️
Preston Road Car Park164 spaces· yes
646m

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 AONB15% green spaceTree canopy: 43%
Above average green space

Nearest SSSI: Bentley Priory SSSI — 5.3 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

PES@OPTICALISE OPTICIANS, NWL

241-243 PRESTON ROAD, HA3 0PS

10 min walk

2

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 1.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

38

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 Windermere (784 m)

No restaurants within 800m — nearest: Nest (704 m)

Nearest supermarketLondis · 1.6 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)

788m

Post office

Nearby shops

Preston News731 m
Abirami747 m
Costcutter753 m
Apna Superstore757 m

Nearby cafes

Boston Peri Peri801 m
Mayas Chai822 m
Costa837 m
Patisserie Romana 2860 m

Nearby restaurants

Nest704 m
Manglik Foods714 m
Kenton Spice717 m
Tasty Garden744 m

Nearby pubs

The Windermere784 m
the fléadh789 m
Baron926 m
The New Moon1.1 km

Nearby pharmacies

The Health Pharmacy743 m
Rushtons Pharmacy780 m
Andreas Pharmacy792 m
Andres Pharmacy803 m

Nearby health

Wembley Orthodontic & Aesthetics727 m
VS Dental Care Centre772 m
Bright Dental Practice1.1 km
Food hygiene (5-star)90% of 10

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Registered businesses

ABERCORN DESIGN STUDIO LTD
ENB INVESTMENTS LTD
M & M FINANCIAL SERVICES LTD
M & M GENERAL INSURANCE SERVICES LIMITED
PATEL EVENTS LIMITED

+1 more

Investment

Investment grade, yield and market outlook

55

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

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

27

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,757m
Crossrail 2 route13,024m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,236 nationally

1,456

Est. population

6,799/km²

60%

Employed

54%

Degree educated

£49,200

Median income

2.0%

Claimant rate

SuburbanMedium densityOwner occupiers / families

55

Community stability

Age profile

18%
21%
19%
17%
25%
Under 1818%
18–3421%
35–4919%
50–6417%
65+25%

Tenure

46%
32%
21%
Own outright46%
Own (mortgage)32%
Private rent21%
Social rent0%
Shared ownership0%
Rent free0%

Ethnicity

14%
16%
57%
White British14%
White Other16%
Asian57%
Black3%
Mixed3%
Other7%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine12%
No car household14%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Private rent21%
Social rent0%

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)
0
Largest scheme
13 homes · 254 & 256, 254 & 256, Woodcock Hill, Harrow, HA3 0PH
Pipeline pressure
NONE

Named schemes (500m)

11 Ambleside Gardens, Wembley, HA9 8TL1 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 0PB

Full postcodeHA3 0PB
Postcode districtHA3
BoroughLondon Borough of Brent
WardKenton
Latitude51.577075
Longitude-0.303589
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