Kenton · Brent · Brent West constituency · 51.57912, -0.29426

HA3 0SA— Kenton, Brent

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

The family fortress

 

Schools 67%Safety 87/100Transport 33/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
57
Safety
87
Schools
40
Transport
33
Environment
55
Investment
44

The bottom line

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

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA3 0SA

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 0SA

🛡️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 Schools🌳 Good Parks🔒 Very Safe

“The family fortress”

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How HA3 0SA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

40

Education score

Fair for families
★ Top school within 1km
—

Primary

Uxendon Manor Primary School

Not yet inspected · 7 min walk

KS2: 107.3

—

Secondary

Claremont High School

Not yet inspected · Inspected Mar 2025 · 7 min walk

P8: +0.59A8: 55.6

67% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Below London average

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 57 min walk

5 primaries · 3 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: Stanmore Fire Station (G22) · 2.7km

Crime is 55% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,401/m²
Price per ft²£595/ft²
Avg floor area127.9 m²

EPC breakdown

C
3%
D
2%
E
2%

Based on 7 properties · Confidence: low

Street mix

Semi 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£319,750
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.4%

Total change

+686%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.8%

per year

Acceleration

-97.25

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £500k–£600k · 10 sales

Property Type Mix

Total: 10 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£98k£184k+87.2%1.5
Pre-crash peak2007–2007£380k£380k+0%3
Help-to-Buy recovery2015–2015£513k£513k+0%2
Rate-rise correction2023–2023£925k£925k+0%1
Current market2025–2025£770k£770k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.3% alpha

Semi-detached-0.3% α
Local
7.1%
District
7.4%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

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 2

Poor

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

Nearby stations

Preston Road Underground StationMetropolitan
10 min walk
Kingsbury Underground StationJubilee
16 min walk
South Kenton Underground StationBakerloo
17 min walk
South Kenton Rail StationLioness
17 min walk
South KentonNational Rail
17 min walk
No bus stops within 400m

14

Walkability score

9

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

2

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)164
Nearest car park635m
Santander docks (800m)0
Nearest cycle dock6.5 km

Nearby car parks

🅿️
Preston Road Car Park164 spaces· yes
635m

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 waterMEDIUM
Medium
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: 11.1 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 70%
More green space than 85% of London

Nearest SSSI: Brent Reservoir SSSI — 3.4 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

BRENT IN REACH GENERAL REHAB BEDS - CLCH

ASTER REHABILITATION UNIT, 177 PRESTON HILL, KENTON, HA3 9UY

4 min walk

6

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 1.5 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

67

Parks (1km)

6

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: the fléadh (695 m)

Nearest supermarketTesco Express · 1.1 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)

733m

Post office

Nearby shops

Preston News547 m
J.R. Stationmarket709 m
Blooms Corner Shop747 m
Zer Food Centre765 m

Nearby cafes

Boston Peri Peri753 m
Mayas Chai787 m
Costa811 m
Patisserie Romana 2846 m

Nearby restaurants

Tasty Garden569 m
Shiv Shakti Sweets573 m
Wings640 m
Shayona680 m

Nearby pubs

the fléadh695 m
Baron914 m
Club 182999 m
The Preston1.0 km

Nearby pharmacies

Rushtons Pharmacy718 m
Andreas Pharmacy739 m
Andres Pharmacy758 m
Tyerest Limited905 m

Nearby health

VS Dental Care Centre658 m
Kenton Clinic775 m
Kenton Dental Centre918 m
Food hygiene (5-star)74% of 27

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Registered businesses

A&K SOLUTIONS LTD
ELYAT HOLDINGS LTD
ESSENCE OF LIFE PROPERTY LIMITED
GHK REALTY LIMITED
L2 ALL FIX LTD

+6 more

Investment

Investment grade, yield and market outlook

44

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 score18/100
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

45.6

Price growth score

C
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,344m
Crossrail 2 route12,541m

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)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
56
Largest scheme
53 homes · 44-48, 44-48, OXENPARK AVENUE, HA9
Pipeline pressure
NONE

Named schemes (500m)

44-48, 44-48, OXENPARK AVENUE, HA953 homes
completed
COUNCIL DEPOT, COUNCIL DEPOT, PRESTON HILL, HA3 9XB12 homes
completed
167 Preston Hill, Harrow, HA3 9UY6 homes
completed
John Perrin Place Garages, John Perrin Place Garages, John Perrin Place, HA34 homes
completed
2A Shaftesbury Avenue, Harrow, HA3 0QX4 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 0SA

Full postcodeHA3 0SA
Postcode districtHA3
BoroughLondon Borough of Brent
WardKenton
Latitude51.579125
Longitude-0.294262
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