Kenton · Brent · Brent West constituency · 51.58218, -0.31632

HA3 0ST— Kenton, Brent

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

High-connectivity investment target

 

Schools 100%Safety 68/100Transport 44/100Yield 4.47%

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
63
Safety
68
Schools
90
Transport
44
Environment
63
Investment
61

The bottom line

HA3 0ST offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: very high noise (65 dB) — check proximity to rail lines and 51 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA3 0ST

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+17.1% vs London avg
vs London crime+61.0% vs London avg

Deep-dive guides for HA3 0ST

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How HA3 0ST has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Elmgrove Primary School & Nursery

Good · Inspected Sept 2023 · 11 min walk

KS2: 104.7

—

Secondary

Harrow High School

Not yet inspected · 10 min walk

P8: +0.64A8: 50.8

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 34 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

104.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1064.3%

+35% vs borough

Crime by type

Other31%
Violence & sexual offences19%
Vehicle crime15%
Anti-social behaviour13%
Theft9%
Robbery5%
Drug offences4%
Burglary3%

Stop & search

1.3

per 1,000 residents

→ Stable

trend

Road safety

97

Road safety score

3

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

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

Crime is +61% above London average

Property

Prices, sales volume and market trends

Avg floor area53.1 m²

EPC breakdown

B
1%
C
18%
D
2%

Based on 21 properties · Confidence: medium

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£132,750
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,820
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2023 · CAGR

+5.2%

Total change

+254%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

+2.36

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £300k–£350k · 29 sales

Property Type Mix

Total: 29 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£88k£90k+2.3%6
Post-dot-com plateau2002–2003£177k£189k+6.2%1.5
Pre-crash peak2005–2007£197k£250k+26.7%1.5
GFC & correction2010–2011£245k£246k+0.4%1
Help-to-Buy recovery2014–2016£282k£350k+24.1%1.5
Brexit uncertainty2018–2019£333k£326k-2.1%1
Pandemic surge2021–2021£318k£318k+0%1
Rate-rise correction2022–2023£310k£310k+0%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.1% alpha

Flat/maisonette-1.1% α
Local
5.2%
District
6.3%

CAGR over 25yr 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 Velocity75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Kenton Underground StationBakerloo line
0.7 min walk
Kenton

Nearby stations

Kenton Rail StationLioness
1 min walk
Kenton Underground StationBakerloo
1 min walk
KentonNational Rail
1 min walk
Northwick Park Underground StationMetropolitan
5 min walk
South Kenton Underground StationBakerloo
18 min walk
2 bus routes · 5 stops within 400m · 233 buses/hr peak

45

Walkability score

40

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★51 min
Victoria54 min ↑
Waterloo54 min ↑
Canary Wharf61 min ↑
City59 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park245m
Santander docks (800m)0
Nearest cycle dock7.8 km

Nearby car parks

🅿️
Brent House
328m
🅿️
Car Park 4· yes
714m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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
NoiseVERY HIGH
road · Rail Lden: 65 dB
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.5 km away✗ Not Green Belt✗ Not AONB71% green spaceTree canopy: 22%
More green space than 99% of London

Nearest SSSI: Bentley Priory SSSI — 4.5 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): None recorded

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

KENTON BRIDGE MEDICAL CENTRE DR GOLDEN

155-175 KENTON ROAD, KENTON, HA3 0YX

0 min walk

87%

Recommend GP

87%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

7

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 851 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

11

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketNorth West International Supermarket · 1.2 km
2 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)

1

Cinemas (2km)

99m

Post office

Nearby shops

Sai Express Mart761 m

Nearby cafes

Café Delight118 m
Jasmine's182 m
Gateway Cafe496 m

Nearby restaurants

Beefeater67 m
Kenton Kebab House95 m
Seva97 m
Subway113 m

Nearby pubs

Fizz Sports Bar200 m

Nearby health

St Mark's738 m
Bright Dental Practice756 m
Parexel819 m
Northwick Park Hospital843 m
Food hygiene (5-star)65% of 40

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

A

High street health

Registered businesses

BLAZESAFE SOLUTIONS LIMITED
SHRUTZ LTD

Investment

Investment grade, yield and market outlook

61

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 score19/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

46.7

Price growth score

C
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,806m
Crossrail 2 route14,063m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,873 nationally

1,562

Est. population

5,795/km²

56%

Employed

51%

Degree educated

£49,200

Median income

3.3%

Claimant rate

Inner cityMedium densityOwner occupiers / families

52

Community stability

Age profile

20%
18%
20%
19%
23%
Under 1821%
18–3418%
35–4920%
50–6419%
65+23%

Tenure

44%
29%
23%
Own outright44%
Own (mortgage)29%
Private rent23%
Social rent4%
Shared ownership1%

Ethnicity

14%
62%
White British14%
White Other12%
Asian62%
Black3%
Mixed2%
Other7%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine13%
No car household23%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent23%
Social rent4%

vs. London

Income vs London+17.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Planning apps (3 years)
1
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)
25
Largest scheme
41 homes · 11A-21, 11A-21, DRAYCOTT AVENUE, HA3
Pipeline pressure
NONE

Named schemes (500m)

11A-21, 11A-21, DRAYCOTT AVENUE, HA341 homes
completed
79-83, 79-83, Kenton Road, HA3 0AH39 homes
completed
Brent House, 214, Brent House, 214, Kenton Road, HA3 8BT25 homes
completed
LAND AT JUNCTION OF, LAND AT JUNCTION OF, NASH WAY, KENTON ROAD, HA318 homes
completed
131-135 Kenton Timber & Builders Merchant, 133, 131-135 Kenton Timber & Builders Merchant, 133, Kenton Road, Harrow, HA3 0AZ17 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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Compare Brent with nearby boroughs:

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Key facts for HA3 0ST

Full postcodeHA3 0ST
Postcode districtHA3
BoroughLondon Borough of Brent
WardKenton
Latitude51.582177
Longitude-0.316317
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