Kenton East · Harrow · Harrow East constituency · 51.58743, -0.30237

HA3 8DP— Kenton East, Harrow

Location and area intelligence for HA3 8DP, Kenton East, Harrow

One of London's quieter, safer enclaves

 

Schools 50%Safety 85/100Transport 22/100Yield 4.19%⚠ Knotweed sites nearby

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
48
Safety
85
Schools
30
Transport
22
Environment
51
Investment
53

The bottom line

HA3 8DP offers low crime and fast broadband — strong value for Owner-occupiers who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines; 55 min to london bridge — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Families.

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Location

HA3 8DP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+10.5% vs London avg
vs London crime-45.0% vs London avg

Deep-dive guides for HA3 8DP

🛡️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 8DP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

30

Education score

Poor for families
—

Primary

Uxendon Manor Primary School

Not yet inspected · 7 min walk

KS2: 107.3

—

Secondary

St Gregory's Catholic Science College

Not yet inspected · 6 min walk

P8: +0.73A8: 58.1

50% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Hillview Nursery School

Not inspected · 48 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

35.9 incidents per 1,000 residents

Better than 74% of London
→ Stable

-37% vs borough

Crime by type

Violence & sexual offences25%
Other22%
Anti-social behaviour20%
Vehicle crime14%
Theft10%
Burglary6%
Robbery4%
Drug offences0%

Road safety

90

Road safety score

6

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk3 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 1.8km

Crime is 45% below London average

Property

Prices, sales volume and market trends

Avg floor area43.3 m²

EPC breakdown

C
3%
D
1%

Based on 4 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£108,250
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 fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,474
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Kenton Underground StationBakerloo line
14.3 min walk
Kenton

Nearby stations

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

14

Walkability score

24

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★55 min
Victoria58 min ↑
Waterloo58 min ↑
Canary Wharf65 min ↑
City63 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 dock7.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

83%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed433 Mbps
Median download420 Mbps
Superfast coverage100%
All operators 5G90%

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.1 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 19%
Above average green space

Nearest SSSI: Bentley Priory SSSI — 4.3 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): 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

1,510 hrs/yr

Sunshine

615 mm/yr

Rainfall

22.4°C

Summer avg

2.8°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

5

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.5 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

19

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

1

Convenience

Nearest supermarketTriple A Cash and Carry · 1.1 km
7 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
608 licensed premises in borough231 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Costcutter187 m
Sai Express Mart376 m
Wenzel's998 m
News & Wine1.0 km

Nearby restaurants

Blue Ginger41 m
Pizza GoGo322 m
Just Paratha995 m

Nearby pubs

The New Moon132 m

Nearby gyms

Kenton Sports Club339 m

Nearby pharmacies

Tyerest Limited251 m

Nearby health

Bright Dental Practice390 m
Kenton Clinic709 m
Streathfield Health Centre862 m
The Medical Centre936 m
Food hygiene (5-star)67% of 52

Business

Local businesses registered here

Active businesses
900
New (last 12 months)
60
Dissolved (last 12 months)
0
Industry diversity
158
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

10 HAMILTON SQUARE (BIRKENHEAD) RESIDENTS ASSOCIATION LTD
1NORTHFIELD LIMITED
1ST ACCOUNTANCY AND BOOKKEEPING SERVICES LTD.
2B ENOSHI LONDON LTD
3DINVEST GROUP LTD

+15 more

Investment

Investment grade, yield and market outlook

53

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,500London avg: £1,950/mo
Gross yield
4.2% (average)London avg: 3.8%Above average yield
Gentrification score16/100
Right-to-buy sales (5yr)Owner-occupier growth signal79

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

23.5

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,336m
Crossrail 2 route13,471m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,413 nationally

1,420

Est. population

8,593/km²

57%

Employed

40%

Degree educated

£46,400

Median income

3.6%

Claimant rate

SuburbanHigh densityOwner occupiers / families

54

Community stability

Age profile

22%
20%
19%
19%
20%
Under 1822%
18–3420%
35–4919%
50–6419%
65+20%

Tenure

48%
27%
22%
Own outright48%
Own (mortgage)27%
Private rent22%
Social rent3%

Ethnicity

16%
63%
White British12%
White Other16%
Asian63%
Black4%
Mixed2%
Other3%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine17%
No car household16%
Unemployed4%
No qualifications21%

Housing tenure (Census 2021)

Private rent22%
Social rent3%

vs. London

Income vs London+10.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (3 years)
1
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
33
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
LAND BETWEEN, 4 & 8, LAND BETWEEN, 4 & 8, HINKLER ROAD, HA3 9AU20 homes
completed
Clock Cottage next to Kenton Grange, Kenton Road, Harrow, HA3 0YG13 homes
completed
Former Council Allotments, Former Council Allotments, Kenmore Road, Harrow, HA313 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
23.9%
Ward turnout
111%
Election year
2026
MP
Bob Blackman (Conservative)
MP majority
11,680
Constituency
Harrow East

Councillors

Nitesh HiraniConservative
Chetna HalaiConservative
Samir Sobhagchand SumariaConservative

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Key facts for HA3 8DP

Full postcodeHA3 8DP
Postcode districtHA3
BoroughLondon Borough of Harrow
WardKenton East
Latitude51.587434
Longitude-0.302366
Parliamentary constituencyHarrow East
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