Kenton · Brent · Brent West constituency · 51.57708, -0.30111

HA3 0PF— Kenton, Brent

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

London's quiet achiever

 

Schools 0%Safety 87/100Transport 27/100Yield 4.47%

Best for: Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
44
Safety
87
Schools
0
Transport
27
Environment
51
Investment
55

The bottom line

HA3 0PF 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 0PF

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-55.0% vs London avg

Deep-dive guides for HA3 0PF

🛡️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 0PF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

0

Education score

Poor for families
—

Primary

Mount Stewart Junior School

Not yet inspected · 1 min walk

KS2: 108.7

—

Secondary

St Gregory's Catholic Science College

Not yet inspected · 10 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

29.1 incidents per 1,000 residents

Better than 79% of London
→ Stable

-62% vs borough

Crime by type

Violence & sexual offences35%
Other28%
Anti-social behaviour13%
Vehicle crime11%
Theft7%
Burglary4%
Drug offences2%
Robbery0%

Road safety

85

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

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

Crime is 55% below London average

Property

Prices, sales volume and market trends

Avg floor area111.2 m²

EPC breakdown

C
1%
D
3%
E
2%

Based on 6 properties · Confidence: low

Street mix

Semi 67%Terraced 33%

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£278,000
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 EAnnual charge £2,386
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2023 · CAGR

+6.1%

Total change

+311%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.5%

per year

Acceleration

-12.67

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £300k–£350k · 9 sales

Property Type Mix

Total: 9 sales

Semi-detached66.7%
Terraced33.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£157k£157k+0%1
Post-dot-com plateau2001–2004£231k£340k+47.2%1
Pre-crash peak2007–2007£437k£437k+0%1
Help-to-Buy recovery2016–2016£650k£650k+0%1
Brexit uncertainty2018–2018£690k£690k+0%1
Rate-rise correction2023–2023£645k£645k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
8.2 min walk
South Kenton

Nearby stations

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

4

Walkability score

9

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 park353m
Santander docks (800m)0
Nearest cycle dock6.8 km

Nearby car parks

🅿️
Preston Road Car Park164 spaces· yes
521m

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: 11.3 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 25%
More green space than 86% of London

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

9 min walk

3

GPs within 1km

3

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

37

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 fléadh (659 m)

No restaurants within 800m — nearest: Tasty Garden (597 m)

Nearest supermarketLondis · 1.7 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)

666m

Post office

Nearby shops

Preston News581 m
J.R. Stationmarket649 m
Blooms Corner Shop693 m
Zer Food Centre705 m

Nearby cafes

Boston Peri Peri681 m
Mayas Chai706 m
Costa724 m
Patisserie Romana 2751 m

Nearby restaurants

Tasty Garden597 m
Shiv Shakti Sweets602 m
Wings627 m
Shayona649 m

Nearby pubs

the fléadh659 m
Baron821 m
The Windermere863 m
Club 182899 m

Nearby pharmacies

Rushtons Pharmacy655 m
Andreas Pharmacy670 m
Andres Pharmacy684 m
Paster Pharmacy818 m

Nearby health

VS Dental Care Centre637 m
Wembley Orthodontic & Aesthetics816 m
Food hygiene (5-star)92% of 12

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ARJUNA PROPRIETARY LIMITED
DAIVIK PROPERTIES LIMITED
DATATECH SYSTEMS UK LIMITED

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 score16/100
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

24.2

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,613m
Crossrail 2 route12,868m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,521 nationally

1,581

Est. population

6,112/km²

58%

Employed

48%

Degree educated

£49,200

Median income

4.7%

Claimant rate

SuburbanMedium densityOwner occupiers / families

52

Community stability

Age profile

22%
17%
23%
16%
22%
Under 1822%
18–3417%
35–4923%
50–6416%
65+22%

Tenure

42%
29%
22%
Own outright42%
Own (mortgage)28%
Private rent22%
Social rent7%
Shared ownership0%

Ethnicity

19%
54%
White British13%
White Other19%
Asian54%
Black4%
Mixed3%
Other8%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine13%
No car household23%
Unemployed3%
No qualifications18%

Housing tenure (Census 2021)

Private rent22%
Social rent7%

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)
42
Largest scheme
35 homes · 2A, Preston Waye and 283, 285 & 287 Preston Road, Harrow, HA3, 2
Pipeline pressure
NONE

Named schemes (500m)

254 & 256, 254 & 256, Woodcock Hill, Harrow, HA3 0PH13 homes
completed
Land at rear of 64, Land at rear of 64, Woodhill Crescent, Harrow, HA3 0LY1 homes
completed
95, 95, Grasmere Avenue, Wembley, HA9 8TF1 homes
completed
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 0PF

Full postcodeHA3 0PF
Postcode districtHA3
BoroughLondon Borough of Brent
WardKenton
Latitude51.577084
Longitude-0.301107
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