Kenton West · Harrow · Harrow East constituency · 51.58835, -0.31453

HA3 8HT— Kenton West, Harrow

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

The family fortress

 

Schools 100%Safety 82/100Transport 31/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
60
Safety
82
Schools
100
Transport
31
Environment
52
Investment
42

The bottom line

HA3 8HT 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 catches: 51 min to london bridge — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA3 8HT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.5% vs London avg
vs London crime-64.0% vs London avg

Deep-dive guides for HA3 8HT

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How HA3 8HT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Priestmead Primary School and Nursery

Outstanding · Inspected Dec 2023 · 10 min walk

KS2: 108.2

—

Secondary

St Gregory's Catholic Science College

Not yet inspected · 11 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 · 41 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

23.6 incidents per 1,000 residents

Better than 84% of London
↑ Rising 350.0%

from a low base — still below London average

-59% vs borough

Crime by type

Violence & sexual offences29%
Other22%
Anti-social behaviour20%
Vehicle crime18%
Burglary9%
Drug offences2%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 2.1km

Crime is 64% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

HA3 district median

£430,000

Based on 106 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£5,678/m²
Price per ft²£528/ft²
Avg floor area112.4 m²

EPC breakdown

C
2%
D
5%

Based on 7 properties · Confidence: low

Street mix

Semi 14%Terraced 86%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£281,000
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,474
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+5.3%

Total change

+322%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.0%

per year

Acceleration

+0.29

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 14 sales

Property Type Mix

Total: 14 sales

Semi-detached14.3%
Terraced85.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£134k£129k-3.7%2.5
Post-dot-com plateau2002–2004£192k£270k+40.6%1
Pre-crash peak2005–2005£285k£285k+0%1
GFC & correction2008–2008£309k£309k+0%2
Help-to-Buy recovery2014–2016£466k£629k+34.9%1
Brexit uncertainty2017–2017£595k£595k+0%1
Current market2025–2025£565k£565k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-2.7% alpha

Terraced-2.7% α
Local
7.9%
District
10.6%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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
8.5 min walk
Kenton

Nearby stations

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

5

Walkability score

8

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park89m
Santander docks (800m)0
Nearest cycle dock8.0 km

Nearby car parks

🅿️
Brent House
421m

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: 12.8 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 25%
More green space than 88% of London

Nearest SSSI: Bentley Priory SSSI — 3.8 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

9 min walk

87%

Recommend GP

87%

Overall GP experience

3

GPs within 1km

6

Dentists within 1km

6

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

7

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Fizz Sports Bar (556 m)

Nearest supermarketNorth West International Supermarket · 1.5 km
7 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

599m

Post office

Nearby shops

Sai Express Mart550 m

Nearby cafes

Café Delight791 m
Jasmine's849 m

Nearby restaurants

Chennai Srilalitha481 m
Pizza Stop518 m
The Pink Simba Bar & Restaurant562 m
Pradips Vegetarian Restaurant579 m

Nearby pubs

Fizz Sports Bar556 m
The New Moon722 m

Nearby gyms

Kenton Sports Club589 m

Nearby health

Bright Dental Practice520 m
Streathfield Health Centre595 m
Food hygiene (5-star)63% of 27

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

E

High street health

Registered businesses

DANBT HOLDINGS LTD
KENMID LIMITED
LAZ BUILDERS LIMITED
PNM TRADING LTD
SWEET ICREAM LTD

Investment

Investment grade, yield and market outlook

42

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 score18/100
Right-to-buy sales (5yr)Owner-occupier growth signal79
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

46.4

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,083m
Crossrail 2 route14,260m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,409 nationally

1,909

Est. population

16,014/km²

60%

Employed

41%

Degree educated

£46,400

Median income

3.2%

Claimant rate

SuburbanVery high densityOwner occupiers / families

56

Community stability

Age profile

19%
21%
21%
18%
21%
Under 1819%
18–3422%
35–4921%
50–6418%
65+21%

Tenure

51%
27%
19%
Own outright51%
Own (mortgage)27%
Private rent19%
Social rent2%
Shared ownership1%

Ethnicity

15%
18%
51%
White British15%
White Other18%
Asian51%
Black7%
Mixed3%
Other7%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine17%
No car household8%
Unemployed4%
No qualifications19%

Housing tenure (Census 2021)

Private rent19%
Social rent2%

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)
3
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)
30
Largest scheme
41 homes · 11A-21, 11A-21, DRAYCOTT AVENUE, HA3
Pipeline pressure
NONE

Named schemes (500m)

Brent House, 214, Brent House, 214, Kenton Road, HA3 8BT25 homes
completed
35A, 35A, Christchurch Avenue, Harrow, HA3 8NB4 homes
completed
41, 41, Kingshill Avenue, Harrow, HA3 8JT4 homes
completed
Brent House, 214, Brent House, 214, Kenton Road, Harrow, HA3 8BT4 homes
completed
56-58, 56-58, Christchurch Avenue, Harrow, HA3 8NL4 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 8HT

Full postcodeHA3 8HT
Postcode districtHA3
BoroughLondon Borough of Harrow
WardKenton West
Latitude51.588347
Longitude-0.314530
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