Kenton West · Harrow · Harrow East constituency · 51.58516, -0.31564

HA3 8ET— Kenton West, Harrow

Location and area intelligence for HA3 8ET, Kenton West, Harrow

The family fortress

 

Schools 100%Safety 78/100Transport 40/100Yield 4.19%

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
61
Safety
78
Schools
90
Transport
40
Environment
52
Investment
59

The bottom line

HA3 8ET offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 51 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA3 8ET

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+10.5% vs London avg
vs London crime-31.0% vs London avg

Deep-dive guides for HA3 8ET

🛡️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

“The family fortress”

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How HA3 8ET 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 · 8 min walk

KS2: 104.7

—

Secondary

St Gregory's Catholic Science College

Not yet inspected · 10 min walk

P8: +0.73A8: 58.1

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 37 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

44.8 incidents per 1,000 residents

Better than 67% of London
↑ Rising 406.7%

from a low base — still below London average

-22% vs borough

Crime by type

Violence & sexual offences32%
Other22%
Anti-social behaviour16%
Vehicle crime12%
Theft7%
Robbery5%
Burglary5%
Drug offences1%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

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) · 2.4km

Crime is 31% below London average

Property

Prices, sales volume and market trends

Avg floor area113.7 m²

EPC breakdown

E
3%

Based on 3 properties · Confidence: low

Street mix

Semi 80%Terraced 20%

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£284,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 150 mm loft insulation
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

Price Trajectory

1998–2020 · CAGR

+5.6%

Total change

+234%

Market Activity

Price Velocity & Acceleration

Current Velocity

+22.6%

per year

Acceleration

+12.70

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 9 sales

Property Type Mix

Total: 9 sales

Semi-detached77.8%
Terraced22.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£165k£165k+0%2
Post-dot-com plateau2002–2002£245k£245k+0%1
Pre-crash peak2006–2006£323k£323k+0%2
GFC & correction2010–2012£370k£449k+21.2%1
Pandemic surge2020–2020£550k£550k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

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
4.1 min walk
Kenton

Nearby stations

Kenton Rail StationLioness
5 min walk
KentonNational Rail
5 min walk
Kenton Underground StationBakerloo
5 min walk
Northwick Park Underground StationMetropolitan
10 min walk
Harrow & Wealdstone Rail StationSouthern · West Midlands Trains
19 min walk
No bus stops within 400m

25

Walkability score

36

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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park153m
Santander docks (800m)0
Nearest cycle dock7.9 km

Nearby car parks

🅿️
Brent House
153m

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 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.7 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 70%
More green space than 90% of London

Nearest SSSI: Bentley Priory SSSI — 4.2 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

1,510 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

KENTON BRIDGE MEDICAL CENTRE DR GOLDEN

155-175 KENTON ROAD, KENTON, HA3 0YX

4 min walk

87%

Recommend GP

87%

Overall GP experience

3

GPs within 1km

6

Dentists within 1km

7

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 1.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

11

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketNorth West International Supermarket · 1.3 km
2 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

238m

Post office

Nearby shops

Sai Express Mart582 m

Nearby cafes

Café Delight430 m
Jasmine's489 m
Gateway Cafe828 m

Nearby restaurants

Chennai Srilalitha172 m
Pizza Stop177 m
Pradips Vegetarian Restaurant220 m
The Pink Simba Bar & Restaurant231 m

Nearby pubs

Fizz Sports Bar226 m

Nearby gyms

Kenton Sports Club804 m

Nearby health

Bright Dental Practice565 m
Streathfield Health Centre952 m
St Mark's1.1 km
Food hygiene (5-star)63% of 43

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

FIFTY EIGHT CAPITAL LTD
SHREEJI EXOTIC LIMITED
SHREEJI WHOLESALE LIMITED
TEETH AND SMILES LTD

Investment

Investment grade, yield and market outlook

59

Investment score

Good

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 score17/100
Right-to-buy sales (5yr)Owner-occupier growth signal79

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

38.3

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,948m
Crossrail 2 route14,166m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,628 nationally

1,695

Est. population

4,356/km²

61%

Employed

47%

Degree educated

£46,400

Median income

2.8%

Claimant rate

Inner cityMedium densityOwner occupiers / families

48

Community stability

Age profile

19%
23%
22%
18%
18%
Under 1819%
18–3423%
35–4922%
50–6418%
65+18%

Tenure

42%
26%
30%
Own outright42%
Own (mortgage)26%
Private rent30%
Social rent1%
Shared ownership0%

Ethnicity

21%
56%
White British12%
White Other21%
Asian56%
Black5%
Mixed2%
Other4%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine15%
No car household17%
Unemployed3%
No qualifications18%

Housing tenure (Census 2021)

Private rent30%
Social rent1%

vs. London

Income vs London+10.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
27
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
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
Kenton Arms, 177-179, Kenton Arms, 177-179, Kenton Road, Harrow, HA3 0EY14 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
33.5%
Ward turnout
84%
Election year
2026
MP
Bob Blackman (Conservative)
MP majority
11,680
Constituency
Harrow East

Councillors

Kanti RabadiaConservative
Ashish Jadavji HalaiConservative

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Key facts for HA3 8ET

Full postcodeHA3 8ET
Postcode districtHA3
BoroughLondon Borough of Harrow
WardKenton West
Latitude51.585162
Longitude-0.315644
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