Kenton West · Harrow · Harrow East constituency · 51.59055, -0.31462

HA3 8LB— Kenton West, Harrow

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

The family fortress

 

Schools 100%Safety 82/100Transport 22/100~4% yield · indicativeOnly 2 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
56
Safety
82
Schools
100
Transport
22
Environment
52
Investment
42

The bottom line

HA3 8LB 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: 61 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 8LB

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 8LB

🛡️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 8LB 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 · 7 min walk

KS2: 108.2

—

Secondary

St Gregory's Catholic Science College

Not yet inspected · 13 min walk

P8: +0.73A8: 58.1

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 43 min walk

2 primaries · 0 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

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 1.9km

Crime is 64% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£5,553/m²
Price per ft²£516/ft²
Avg floor area124.1 m²

EPC breakdown

C
1%
D
13%
E
5%

Based on 19 properties · Confidence: medium

Street mix

Semi 50%Terraced 14%Detached 14%Flat 21%

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£310,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

+4.6%

Total change

+251%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.3%

per year

Acceleration

-4.33

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £125k–£150k · 27 sales

Property Type Mix

Total: 27 sales

Detached14.8%
Semi-detached51.9%
Terraced14.8%
Flat/maisonette18.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£174k£75k-56.9%1.5
Post-dot-com plateau2001–2004£231k£298k+28.9%1.8
Pre-crash peak2005–2007£313k£306k-2.2%1.3
GFC & correction2008–2008£348k£348k+0%1
Help-to-Buy recovery2015–2015£533k£533k+0%1
Brexit uncertainty2017–2017£655k£655k+0%2
Pandemic surge2021–2021£655k£655k+0%3
Rate-rise correction2022–2022£910k£910k+0%1
Current market2024–2025£765k£610k-20.3%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.4% alpha

Semi-detached-0.4% α
Local
5.4%
District
5.8%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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
11.3 min walk
Kenton

Nearby stations

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

4

Walkability score

9

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★61 min
Victoria64 min ↑
Waterloo64 min ↑
Canary Wharf71 min ↑
City70 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 park249m
Santander docks (800m)0
Nearest cycle dock8.1 km

Nearby car parks

🅿️
Brent House
665m

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: 13.0 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 49%
More green space than 88% of London

Nearest SSSI: Bentley Priory SSSI — 3.6 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): 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

STREATFIELD HEALTH CENTRE

1 STREATFIELD ROAD, KENTON, HA3 9BP

7 min walk

86%

Recommend GP

86%

Overall GP experience

3

GPs within 1km

6

Dentists within 1km

6

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 1.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

2

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 (801 m)

Nearest supermarketNorth West International Supermarket · 1.6 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)

562m

Post office

Nearby shops

Sai Express Mart699 m
Belmont News1.2 km
Belmont Superstore1.2 km
Pound £ Saver1.2 km

Nearby cafes

Café Delight1.0 km
Jasmine's1.1 km
Costa1.2 km

Nearby restaurants

Chennai Srilalitha726 m
Pizza GoGo746 m
Pizza Stop763 m
The Pink Simba Bar & Restaurant808 m

Nearby pubs

Fizz Sports Bar801 m
The New Moon806 m
Life of Reilly1.2 km

Nearby gyms

Kenton Sports Club600 m

Nearby pharmacies

ProCare Pharmacy1.2 km

Nearby health

Streathfield Health Centre394 m
Bright Dental Practice667 m
Food hygiene (5-star)40% of 20

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

ACCOUNTOMATE LIMITED
BOURBON RETAIL LIMITED
INTENSITY ILFORD LIMITED
INTENSITY PETERBOROUGH LIMITED
PRIVIN CORPORATION LTD

+2 more

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 score17/100
Right-to-buy sales (5yr)Owner-occupier growth signal79
Sales last 12 months0

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

46.1

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,229m
Crossrail 2 route14,382m

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)
17
Largest scheme
25 homes · Brent House, 214, Brent House, 214, Kenton Road, HA3 8BT
Pipeline pressure
NONE

Named schemes (500m)

35A, 35A, Christchurch Avenue, Harrow, HA3 8NB4 homes
completed
56-58, 56-58, Christchurch Avenue, Harrow, HA3 8NL4 homes
completed
41, 41, Kingshill Avenue, Harrow, HA3 8JT4 homes
completed
10 and 12, 10 and 12, Larkfield Avenue, Harrow, HA3 8NF4 homes
completed
46, Christchurch Avenue, Harrow, HA3 8NL3 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 8LB

Full postcodeHA3 8LB
Postcode districtHA3
BoroughLondon Borough of Harrow
WardKenton West
Latitude51.590551
Longitude-0.314622
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