Kenton West · Harrow · Harrow East constituency · 51.59050, -0.32375

HA3 8NS— Kenton West, Harrow

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

The family fortress

 

Schools 100%Safety 78/100Transport 27/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
55
Safety
78
Schools
90
Transport
27
Environment
55
Investment
44

The bottom line

HA3 8NS 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: 55 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

HA3 8NS

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-36.0% vs London avg

Deep-dive guides for HA3 8NS

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How HA3 8NS 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 · 2 min walk

KS2: 104.7

—

Secondary

Harrow High School

Not yet inspected · 15 min walk

P8: +0.64A8: 50.8

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 38 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.5 incidents per 1,000 residents

Better than 70% of London
↑ Rising 415.4%

from a low base — still below London average

-28% vs borough

Crime by type

Violence & sexual offences30%
Anti-social behaviour21%
Vehicle crime19%
Other13%
Burglary7%
Theft4%
Robbery3%
Drug offences1%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 2.3km

Crime is 36% 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£6,546/m²
Price per ft²£608/ft²
Avg floor area90.8 m²

EPC breakdown

C
8%
D
13%
E
3%

Based on 24 properties · Confidence: medium

Street mix

Semi 5%Terraced 95%

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£227,000
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, no insulation (assumed)
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

1996–2026 · CAGR

+7.2%

Total change

+702%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.4%

per year

Acceleration

-9.40

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £100k–£125k · 21 sales

Property Type Mix

Total: 21 sales

Semi-detached4.8%
Terraced95.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£75k£145k+93.7%1.5
Post-dot-com plateau2003–2004£242k£248k+2.5%1
Pre-crash peak2005–2006£249k£304k+22.1%1.5
GFC & correction2011–2011£312k£312k+0%1
Help-to-Buy recovery2014–2014£275k£275k+0%2
Brexit uncertainty2018–2018£505k£505k+0%1
Pandemic surge2021–2021£375k£375k+0%2
Rate-rise correction2022–2023£525k£575k+9.5%1
Current market2025–2026£615k£600k-2.4%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.1% alpha

Terraced-1.1% α
Local
6.7%
District
7.8%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

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 Velocity75
Seasonal Timing0
Trend Position40

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
12.4 min walk
Harrow & Wealdstone

Nearby stations

Harrow & Wealdstone Rail StationSouthern · West Midlands Trains
10 min walk
Harrow & WealdstoneNational Rail
10 min walk
Harrow & Wealdstone Underground StationBakerloo
10 min walk
Kenton Rail StationLioness
13 min walk
Kenton Underground StationBakerloo
14 min walk
No bus stops within 400m

15

Walkability score

38

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge65 min ↑
Victoria ★55 min
Waterloo58 min ↑
Canary Wharf69 min ↑
City61 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

6

Car parks (800m)

1

EV chargers (800m)

Nearest car park262m
Santander docks (800m)0
Nearest cycle dock8.6 km

Nearby car parks

🅿️
Harrow & Wealdstone Station Car Park· yes
759m

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: 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: 13.5 km away✗ Not Green Belt✗ Not AONB44% green spaceTree canopy: 70%
More green space than 93% of London

Nearest SSSI: Bentley Priory SSSI — 3.5 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

THE NORTHWICK SURGERY

36 NORTHWICK PARK ROAD, HA1 2NU

13 min walk

78%

Recommend GP

78%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

5

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 1.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Heat (623 m)

No restaurants within 800m — nearest: Selekt Chicken (648 m)

Nearest supermarketNorth West International Supermarket · 1.2 km
3 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)

2

Cinemas (2km)

714m

Post office

Nearby shops

Bilal Halal Meat615 m
Stop & Shop622 m
Stop 'N' Shop630 m
Alqudus Halal Meat652 m

Nearby cafes

The Pantry246 m
Café Delight1.1 km
Jasmine's1.1 km

Nearby restaurants

Selekt Chicken648 m
Qaboli649 m
naan staap649 m
Pizza Inn652 m

Nearby pubs

Heat623 m
Barretts788 m

Nearby gyms

Harrow Leisure Centre355 m
Gold's Gym959 m

Nearby health

Harrow Talking Therapies612 m
WhiteStar Dental Practice1.1 km
Food hygiene (5-star)58% of 19

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

ABC2SUCCESS LIMITED
ABDI & ABDI LIMITED
AIESHA'S AESTHETICS IPL & LASER CLINIC LTD
CTF BUILDERS LTD
ELIVERSE TECHNOLOGY SOLUTIONS LTD

+4 more

Investment

Investment grade, yield and market outlook

44

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
Sales last 12 months2

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

17/100

Velocity score

Future outlook

38.2

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,746m
Crossrail 2 route14,937m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,979 nationally

1,613

Est. population

8,627/km²

60%

Employed

38%

Degree educated

£46,400

Median income

6.1%

Claimant rate

SuburbanHigh densityOwner occupiers / families

49

Community stability

Age profile

25%
20%
22%
19%
14%
Under 1825%
18–3420%
35–4922%
50–6419%
65+14%

Tenure

33%
32%
21%
Own outright33%
Own (mortgage)32%
Private rent21%
Social rent7%
Shared ownership6%

Ethnicity

17%
15%
51%
White British17%
White Other15%
Asian51%
Black8%
Mixed3%
Other6%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine19%
No car household18%
Unemployed4%
No qualifications22%

Housing tenure (Census 2021)

Private rent21%
Social rent7%

vs. London

Income vs London+10.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
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)
11
Largest scheme
76 homes · Challiner Court; Fern Court; Price Court; Hines Court,, Challiner Court; Fern Court; Price Court; Hines Court,, Richards Close, Harrow, HA1 2PS
Pipeline pressure
NONE

Named schemes (500m)

FORMER ALLOTMENTS, FORMER ALLOTMENTS, CHRISTCHURCH AVENUE, HA3 5BD26 homes
completed
LAND REAR OF, LAND REAR OF, BURNHAM CLOSE, HA3 5BD12 homes
completed
31, 31, Kenmore Avenue, Harrow, HA3 8PA2 homes
completed
13, 13, Cullington Close, Kenton, HA3 8LX2 homes
completed
122, 122, Christchurch Avenue, Harrow, HA3 8NN2 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 8NS

Full postcodeHA3 8NS
Postcode districtHA3
BoroughLondon Borough of Harrow
WardKenton West
Latitude51.590502
Longitude-0.323748
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