Kenton · Brent · Brent West constituency · 51.57559, -0.29652

HA3 0PP— Kenton, Brent

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

Strong, well-rated schools nearby

 

Schools 100%Safety 87/100Transport 38/100Yield 4.47%

Best for: Families, Owner-occupiers

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
66
Safety
87
Schools
60
Transport
38
Environment
51
Investment
56

The bottom line

HA3 0PP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

HA3 0PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment 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 0PP

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How HA3 0PP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Preston Park Primary School

Not yet inspected · 6 min walk

KS2: 103.8

—

Secondary

Claremont High School

Not yet inspected · Inspected Mar 2025 · 12 min walk

P8: +0.59A8: 55.6

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 53 min walk

4 primaries · 1 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 2.7km

Crime is 55% below London average

Property

Prices, sales volume and market trends

Avg floor area45.4 m²

EPC breakdown

C
14%
D
16%

Based on 30 properties · Confidence: high

Street mix

Flat 100%

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£113,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,386
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+4.2%

Total change

+207%

Market Activity

Price Velocity & Acceleration

Current Velocity

-39.1%

per year

Acceleration

-107.42

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 38 sales

Property Type Mix

Total: 38 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£69k£74k+8.4%2
Post-dot-com plateau2001–2004£94k£220k+133.4%2.5
Pre-crash peak2005–2007£120k£134k+11.7%1
GFC & correction2011–2012£115k£159k+37.8%1
Help-to-Buy recovery2013–2016£196k£350k+78.6%2
Brexit uncertainty2017–2017£205k£205k+0%1
Pandemic surge2021–2021£345k£345k+0%3
Rate-rise correction2022–2022£210k£210k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2% alpha

Flat/maisonette+2% α
Local
8.4%
District
6.4%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

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
Below London average
Preston Road StationMetropolitan line
4.7 min walk
South Kenton

Nearby stations

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

23

Walkability score

15

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★45 min
Victoria47 min ↑
Waterloo47 min ↑
Canary Wharf55 min ↑
City52 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)

1

EV chargers (800m)

Total spaces (800m)192
Nearest car park229m
Santander docks (800m)0
Nearest cycle dock6.5 km

Nearby car parks

🅿️
Preston Road Car Park164 spaces· yes
229m

Connectivity

Broadband and mobile coverage

100%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed485 Mbps
Median download444 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: 34.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 65% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.0 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 3.5 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

5 min walk

4

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 1.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

78

Parks (1km)

14

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

2

Convenience

Nearest supermarketLondis · 1.6 km
3 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

357m

Post office

Nearby shops

Preston News227 m
J.R. Stationmarket336 m
Blooms Corner Shop380 m
Zer Food Centre396 m

Nearby cafes

Boston Peri Peri377 m
Mayas Chai408 m
Costa431 m
Patisserie Romana 2464 m

Nearby restaurants

Tasty Garden245 m
Shiv Shakti Sweets250 m
Wings291 m
Shayona322 m

Nearby pubs

the fléadh335 m
Baron537 m
Club 182622 m
The Preston658 m

Nearby pharmacies

Rushtons Pharmacy344 m
Andreas Pharmacy363 m
Andres Pharmacy381 m
Paster Pharmacy533 m

Nearby health

VS Dental Care Centre305 m
Food hygiene (5-star)71% of 59

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

E

High street health

Registered businesses

GRAUX PROPERTIES LIMITED
ORTHO MECHANICS LIMITED

Investment

Investment grade, yield and market outlook

56

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 score20/100
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

45.8

Price growth score

C
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,256m
Crossrail 2 route12,510m

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)
64
Largest scheme
53 homes · 44-48, 44-48, OXENPARK AVENUE, HA9
Pipeline pressure
NONE

Named schemes (500m)

2A, Preston Waye and 283, 285 & 287 Preston Road, Harrow, HA3, 235 homes
completed
WEMBLEY LIBERAL SYNAGOGUE & TENNIS COURT, WEMBLEY LIBERAL SYNAGOGUE & TENNIS COURT, Preston Road, Kenton, HA3 0QH26 homes
completed
254 & 256, 254 & 256, Woodcock Hill, Harrow, HA3 0PH13 homes
completed
2A Shaftesbury Avenue, Harrow, HA3 0QX4 homes
completed
302-308, 302-308, Preston Road, HA3 0QP4 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 0PP

Full postcodeHA3 0PP
Postcode districtHA3
BoroughLondon Borough of Brent
WardKenton
Latitude51.575588
Longitude-0.296516
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