Kenton East · Harrow · Harrow East constituency · 51.58821, -0.30434

HA3 8DU— Kenton East, Harrow

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

Strong, well-rated schools nearby

 

Schools 67%Safety 85/100Transport 23/100Yield 4.19%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
50
Safety
85
Schools
40
Transport
23
Environment
51
Investment
53

The bottom line

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

The catches: 55 min to london bridge — above average for this zone and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA3 8DU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for HA3 8DU

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How HA3 8DU 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 · 9 min walk

KS2: 107.3

—

Secondary

St Gregory's Catholic Science College

Not yet inspected · 6 min walk

P8: +0.73A8: 58.1

67% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Below London average

Childcare

Childcare

Hillview Nursery School

Not inspected · 48 min walk

5 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

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

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 area133 m²

EPC breakdown

C
1%
E
1%

Based on 2 properties · Confidence: very_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£332,500
Rebuild cost per m²£2,500/m²

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

Council tax band Band EAnnual charge £2,474
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2020 · CAGR

+3%

Total change

+67%

Market Activity

Price Velocity & Acceleration

Current Velocity

+39.5%

per year

Acceleration

+20.09

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 4 sales

Property Type Mix

Total: 4 sales

Semi-detached100%

By decade

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£318k£318k+0%2
Pre-crash peak2006–2006£380k£380k+0%1
Pandemic surge2020–2020£530k£530k+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
Kenton Underground StationBakerloo line
13.6 min walk
Kenton

Nearby stations

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

14

Walkability score

7

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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park758m
Santander docks (800m)0
Nearest cycle dock7.4 km

Nearby car parks

🅿️
Brent House
758m

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 5G90%

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: 12.2 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 55%
Above average green space

Nearest SSSI: Bentley Priory SSSI — 4.1 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

4 min walk

5

GPs within 1km

7

Dentists within 1km

4

Care homes (1km)

Nearest hospital · 1.6 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)

0

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)

994m

Post office

Nearby shops

Sai Express Mart310 m
Costcutter342 m

Nearby cafes

Centenary Park Café1.2 km

Nearby restaurants

Blue Ginger194 m
Pizza GoGo275 m
Chennai Srilalitha811 m
The Pink Simba Bar & Restaurant873 m

Nearby pubs

The New Moon105 m
Fizz Sports Bar868 m

Nearby gyms

Kenton Sports Club179 m
Centanary Sports1.2 km

Nearby pharmacies

Tyerest Limited410 m

Nearby health

Bright Dental Practice311 m
Streathfield Health Centre707 m
The Medical Centre900 m
Food hygiene (5-star)62% of 50

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

CHACHA BHATIJA LTD
ILUMINAIRE LTD
JNJ ESTATES LTD
TAKSH CATERING SERVICES LIMITED
TASTE OF KENYA LIMITED

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

25.7

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,498m
Crossrail 2 route13,633m

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
Listed buildings (800m)
1
Planning apps (3 years)
2
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
37
Largest scheme
34 homes · 408 - 412, 408 - 412, Kenton Road, HA3 9DW
Pipeline pressure
NONE

Named schemes (500m)

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
The Rookery, The Rookery, Westfield Lane, Kenton, HA3 9EA8 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
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 8DU

Full postcodeHA3 8DU
Postcode districtHA3
BoroughLondon Borough of Harrow
WardKenton East
Latitude51.588209
Longitude-0.304344
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