Kenton West · Harrow · Harrow East constituency · 51.59609, -0.32048

HA3 8PP— Kenton West, Harrow

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 23/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
80
Schools
90
Transport
23
Environment
46
Investment
40

The bottom line

HA3 8PP 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 8PP

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-47.0% vs London avg

Deep-dive guides for HA3 8PP

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How HA3 8PP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Joseph's Catholic Primary School

Good · Inspected Mar 2024 · 5 min walk

KS2: 109.4

—

Secondary

The Sacred Heart Language College

Not yet inspected · Inspected Nov 2024 · 14 min walk

P8: +0.56A8: 59.8

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 · 46 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

34.2 incidents per 1,000 residents

Better than 76% of London
↑ Rising 460.0%

from a low base — still below London average

-41% vs borough

Crime by type

Violence & sexual offences38%
Vehicle crime27%
Other16%
Anti-social behaviour9%
Drug offences7%
Robbery2%
Burglary2%
Theft0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 1.8km

Crime is 47% 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£6,401/m²
Price per ft²£595/ft²
Avg floor area99.2 m²

EPC breakdown

D
3%
E
2%

Based on 5 properties · Confidence: low

Street mix

Semi 100%

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£248,000
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2024 · CAGR

+6.4%

Total change

+346%

Market Activity

Price Velocity & Acceleration

Current Velocity

+17.6%

per year

Acceleration

-42.41

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £600k–£700k · 6 sales

Property Type Mix

Total: 6 sales

Semi-detached100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£143k£143k+0%1
Pre-crash peak2005–2005£245k£245k+0%1
Help-to-Buy recovery2013–2013£338k£338k+0%2
Brexit uncertainty2019–2019£540k£540k+0%1
Current market2024–2024£635k£635k+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
Sales Volume75
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
18.7 min walk
Harrow & Wealdstone

Nearby stations

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

16

Walkability score

19

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

4

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)18
Nearest car park530m
Santander docks (800m)0
Nearest cycle dock8.6 km

Nearby car parks

🅿️
Belmont Roundabout Parking· yes
618m

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: 13.7 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Bentley Priory SSSI — 2.9 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

7 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 · 2.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

25

Parks (1km)

7

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Belmont (529 m)

Nearest supermarket1.1 km
1 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)

542m

Post office

Nearby shops

Belmont Superstore549 m
Belmont News567 m
Pound £ Saver590 m
Stop 'N' Shop591 m

Nearby cafes

Costa555 m
The Pantry617 m

Nearby restaurants

Domino's562 m
Belmont Bay581 m
Chilled590 m
Papa John's591 m

Nearby pubs

The Belmont529 m
Life of Reilly557 m
Duck in the Pond1.0 km

Nearby gyms

Harrow Leisure Centre627 m

Nearby pharmacies

ProCare Pharmacy563 m

Nearby health

WhiteStar Dental Practice520 m
Belmont Health Centre553 m
Streathfield Health Centre749 m
Food hygiene (5-star)45% of 31

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

SIDIQIGROUP LTD

Investment

Investment grade, yield and market outlook

40

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 score19/100
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

4/100

Velocity score

Future outlook

49.5

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,918m
Crossrail 2 route15,039m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,515 nationally

1,638

Est. population

11,433/km²

60%

Employed

43%

Degree educated

£46,400

Median income

2.6%

Claimant rate

SuburbanHigh densityOwner occupiers / families

58

Community stability

Age profile

21%
22%
17%
23%
18%
Under 1821%
18–3422%
35–4917%
50–6423%
65+18%

Tenure

44%
39%
16%
Own outright44%
Own (mortgage)39%
Private rent16%
Social rent1%
Shared ownership1%

Ethnicity

13%
63%
White British13%
White Other12%
Asian63%
Black5%
Mixed3%
Other5%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine17%
No car household9%
Unemployed3%
No qualifications17%

Housing tenure (Census 2021)

Private rent16%
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
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)
8
Largest scheme
111 homes · MOUNTVIEW HIGH SCHOOL, MOUNTVIEW HIGH SCHOOL, FISHER ROAD, HA3 7JR
Pipeline pressure
NONE

Named schemes (500m)

69, Ivanhoe Drive, Harrow, HA3 8QH2 homes
completed
43, 43, Hartford Avenue, HA3 8TA2 homes
completed
179 Kenmore Avenue, Kenton, HA3 8PB2 homes
completed
50, 50, Radstock Avenue, Harrow, HA3 8PE2 homes
completed
92, Belmont Road, Harrow, HA3 7PW2 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 8PP

Full postcodeHA3 8PP
Postcode districtHA3
BoroughLondon Borough of Harrow
WardKenton West
Latitude51.596094
Longitude-0.320481
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