Kenton West · Harrow · Harrow East constituency · 51.59339, -0.32065

HA3 8PL— Kenton West, Harrow

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

The family fortress

 

Schools 100%Safety 78/100Transport 21/100Yield 4.19%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
52
Safety
78
Schools
90
Transport
21
Environment
54
Investment
53

The bottom line

HA3 8PL 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: 55 min to victoria — 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 8PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: GoodInvestment 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 8PL

🛡️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 8PL 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 · 6 min walk

KS2: 104.7

—

Secondary

Harrow High School

Not yet inspected · 20 min walk

P8: +0.64A8: 50.8

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

4 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 2.0km

Crime is 36% below London average

Property

Prices, sales volume and market trends

Avg floor area81.3 m²

EPC breakdown

C
4%
D
5%
G
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 20%Terraced 70%Detached 10%

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£203,250
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)
Roof(another dwelling above)
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

1996–2022 · CAGR

+7.3%

Total change

+522%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.9%

per year

Acceleration

-7.26

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £500k–£600k · 10 sales

Property Type Mix

Total: 10 sales

Detached10%
Semi-detached20%
Terraced70%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£78k£167k+115.6%1.5
Post-dot-com plateau2001–2003£192k£227k+18.4%1.5
Help-to-Buy recovery2014–2014£530k£530k+0%1
Pandemic surge2020–2021£600k£560k-6.7%1
Rate-rise correction2022–2022£482k£482k+0%1

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
15.2 min walk
Kenton

Nearby stations

Harrow & Wealdstone Rail StationSouthern · Lioness
12 min walk
Harrow & Wealdstone Underground StationBakerloo
13 min walk
Kenton Rail StationLioness
16 min walk
KentonNational Rail
16 min walk
Kenton Underground StationBakerloo
17 min walk
No bus stops within 400m

14

Walkability score

30

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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park356m
Santander docks (800m)0
Nearest cycle dock8.5 km

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: 13.5 km away✗ Not Green Belt✗ Not AONB42% green spaceTree canopy: 70%
More green space than 93% of London

Nearest SSSI: Bentley Priory SSSI — 3.2 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

THE CIRCLE PRACTICE

BELMONT HEALTH CENTRE, 516 KENTON LANE, HA3 7LT

11 min walk

53%

Recommend GP

53%

Overall GP experience

6

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

31

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: The Belmont (830 m)

No restaurants within 800m — nearest: Domino's (851 m)

Nearest supermarket1.1 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)

1

Cinemas (2km)

596m

Post office

Nearby shops

Stop 'N' Shop604 m
Belmont Superstore845 m
Belmont News859 m
Pound £ Saver879 m

Nearby cafes

The Pantry430 m
Costa850 m

Nearby restaurants

Domino's851 m
Chilled877 m
Papa John's879 m
Belmont Bay880 m

Nearby pubs

The Belmont830 m
Life of Reilly851 m

Nearby gyms

Harrow Leisure Centre489 m

Nearby pharmacies

ProCare Pharmacy856 m

Nearby health

Streathfield Health Centre686 m
WhiteStar Dental Practice818 m
Belmont Health Centre854 m
Food hygiene (5-star)57% of 7

Business

Local businesses registered here

Active businesses
3
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

E

High street health

Registered businesses

DMV HOUSING LTD
P&K PROPERTY INVESTMENT LTD
SASCA LOGISTICS LTD

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

27.6

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,752m
Crossrail 2 route14,901m

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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
9
Largest scheme
26 homes · FORMER ALLOTMENTS, FORMER ALLOTMENTS, CHRISTCHURCH AVENUE, HA3 5BD
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
122, 122, Christchurch Avenue, Harrow, HA3 8NN2 homes
completed
31, 31, Kenmore Avenue, Harrow, HA3 8PA2 homes
completed
69, Ivanhoe Drive, Harrow, HA3 8QH2 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 8PL

Full postcodeHA3 8PL
Postcode districtHA3
BoroughLondon Borough of Harrow
WardKenton West
Latitude51.593389
Longitude-0.320653
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