Kenton · Brent · Brent West constituency · 51.58499, -0.29957

HA3 0YE— Kenton, Brent

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

One of London's quieter, safer enclaves

 

Schools 50%Safety 78/100Transport 17/100Yield 4.47%⚠ Knotweed sites nearby

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
43
Safety
78
Schools
30
Transport
17
Environment
51
Investment
60

The bottom line

HA3 0YE offers low crime and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catches: 56 min to london bridge — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

HA3 0YE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+17.1% vs London avg
vs London crime+29.0% vs London avg

Deep-dive guides for HA3 0YE

🛡️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 0YE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

30

Education score

Poor for families
—

Primary

Uxendon Manor Primary School

Not yet inspected · 3 min walk

KS2: 107.3

—

Secondary

St Gregory's Catholic Science College

Not yet inspected · 5 min walk

P8: +0.73A8: 58.1

50% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Hillview Nursery School

Not inspected · 49 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

83.6 incidents per 1,000 residents

Higher crime than 63% of London
→ Stable

+8% vs borough

Crime by type

Anti-social behaviour33%
Violence & sexual offences25%
Other19%
Drug offences6%
Burglary5%
Theft4%
Vehicle crime4%
Robbery3%

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) · 2.1km

Crime is +29% above London average

Property

Prices, sales volume and market trends

Avg floor area54.7 m²

EPC breakdown

C
3%
D
3%

Based on 6 properties · Confidence: low

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£136,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,952
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2008 · CAGR

+12.5%

Total change

+189%

Market Activity

Price Velocity & Acceleration

Current Velocity

+37.1%

per year

Acceleration

-39.72

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £75k–£100k · 4 sales

Property Type Mix

Total: 4 sales

Flat/maisonette100%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£83k£99k+19.2%1
Post-dot-com plateau2003–2003£175k£175k+0%1
GFC & correction2008–2008£240k£240k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
17.5 min walk
South Kenton

Nearby stations

Kenton Underground StationBakerloo
16 min walk
Kenton Rail StationLioness
16 min walk
Queensbury Underground StationJubilee
17 min walk
Kingsbury Underground StationJubilee
18 min walk
Northwick Park Underground StationMetropolitan
18 min walk
No bus stops within 400m

13

Walkability score

30

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★56 min
Victoria59 min ↑
Waterloo59 min ↑
Canary Wharf66 min ↑
City64 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

0

Car parks (800m)

0

EV chargers (800m)

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

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: 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: 11.8 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Bentley Priory SSSI — 4.6 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): 1

Landslide susceptibility: Low

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

ST LUKE'S HOSPICE

KENTON GRANGE, KENTON ROAD, KENTON, HA3 0YG

2 min walk

4

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 1.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 1.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

21

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The New Moon (412 m)

Nearest supermarketTriple A Cash and Carry · 1.3 km
7 tennis courts1 sports halls

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)

1.4km

Post office

Nearby shops

Costcutter241 m
Sai Express Mart558 m

Nearby restaurants

Blue Ginger295 m
Pizza GoGo498 m

Nearby pubs

The New Moon412 m

Nearby gyms

Kenton Sports Club667 m

Nearby pharmacies

Tyerest Limited197 m

Nearby health

Kenton Clinic509 m
Bright Dental Practice586 m
The Medical Centre1.2 km
Food hygiene (5-star)65% of 43

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

CITYRIDE EXPRESS LTD

Investment

Investment grade, yield and market outlook

60

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 score14/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

14.9

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,020m
Crossrail 2 route13,170m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,884 nationally

1,411

Est. population

8,367/km²

61%

Employed

41%

Degree educated

£49,200

Median income

4.5%

Claimant rate

SuburbanHigh densityEstablished mixed

39

Community stability

Age profile

21%
21%
25%
17%
16%
Under 1821%
18–3421%
35–4925%
50–6417%
65+16%

Tenure

32%
19%
40%
Own outright32%
Own (mortgage)19%
Private rent40%
Social rent9%
Shared ownership1%

Ethnicity

27%
49%
White British11%
White Other27%
Asian49%
Black5%
Mixed3%
Other5%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine18%
No car household30%
Unemployed4%
No qualifications22%

Housing tenure (Census 2021)

Private rent40%
Social rent9%

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)
31
Largest scheme
34 homes · 408 - 412, 408 - 412, Kenton Road, HA3 9DW
Pipeline pressure
NONE

Named schemes (500m)

408 - 412, 408 - 412, Kenton Road, HA3 9DW34 homes
completed
1-4 KENMO HOUSE AND, 381, 1-4 KENMO HOUSE AND, 381, KENTON ROAD, HA331 homes
completed
Clock Cottage next to Kenton Grange, Kenton Road, Harrow, HA3 0YG13 homes
completed
Dcl House, 2A, Charlton Road, Harrow, HA3 9HF8 homes
completed
Warner Howard House, 2, Warner Howard House, 2, Woodgrange Avenue, Harrow, HA3 0XD7 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 0YE

Full postcodeHA3 0YE
Postcode districtHA3
BoroughLondon Borough of Brent
WardKenton
Latitude51.584993
Longitude-0.299570
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