Kenton West · Harrow · Harrow East constituency · 51.58939, -0.32081

HA3 8PT— Kenton West, Harrow

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

The family fortress

 

Schools 100%Safety 78/100Transport 25/100~4% yield · indicativeOnly 3 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
53
Safety
78
Schools
90
Transport
25
Environment
55
Investment
42

The bottom line

HA3 8PT 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: 58 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 8PT

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 8PT

🛡️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 8PT 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 · 14 min walk

P8: +0.64A8: 50.8

100% of local schools rated Good or Outstanding · based on 7 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

5

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 3 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)3
New build0.0%
Price per m²£7,839/m²
Price per ft²£728/ft²
Avg floor area65.9 m²

EPC breakdown

C
45%
D
19%
F
1%

Based on 65 properties · Confidence: high

Street mix

Semi 11%Terraced 80%Flat 8%Other 1%

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£164,750
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (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

+6.6%

Total change

+502%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.7%

per year

Acceleration

-1.69

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 83 sales

Property Type Mix

Total: 83 sales

Semi-detached9.6%
Terraced81.9%
Flat/maisonette8.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£86k£111k+29.8%5.5
Post-dot-com plateau2001–2004£129k£221k+71.3%5.2
Pre-crash peak2005–2007£193k£250k+29.8%3
GFC & correction2008–2012£250k£250k+0.2%2
Help-to-Buy recovery2013–2016£245k£380k+55.1%2.2
Brexit uncertainty2017–2019£365k£358k-2.1%2
Pandemic surge2021–2021£390k£390k+0%3
Rate-rise correction2022–2023£460k£445k-3.3%1
Current market2024–2025£483k£515k+6.7%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Weakest performer

Flat/maisonette

-10.6% alpha

Terraced-0.1% α
Local
6.6%
District
6.7%
Flat/maisonette-10.6% α
Local
10.2%
District
20.8%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

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
10.1 min walk
Kenton

Nearby stations

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

12

Walkability score

23

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★58 min
Victoria59 min ↑
Waterloo60 min ↑
Canary Wharf68 min ↑
City64 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 park363m
Santander docks (800m)0
Nearest cycle dock8.4 km

Nearby car parks

🅿️
Brent House
729m

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: 13.2 km away✗ Not Green Belt✗ Not AONB43% green spaceTree canopy: 70%
More green space than 93% 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

KENTON BRIDGE MEDICAL CENTRE DR GOLDEN

155-175 KENTON ROAD, KENTON, HA3 0YX

11 min walk

87%

Recommend GP

87%

Overall GP experience

2

GPs within 1km

1

Dentists within 1km

6

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 1.6 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: Fizz Sports Bar (815 m)

No restaurants within 800m — nearest: Chennai Srilalitha (763 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)

1

Cinemas (2km)

785m

Post office

Nearby shops

Stop 'N' Shop853 m

Nearby cafes

The Pantry482 m
Café Delight904 m
Jasmine's942 m

Nearby restaurants

Chennai Srilalitha763 m
Pizza Stop764 m
Pradips Vegetarian Restaurant779 m
Beefeater798 m

Nearby pubs

Fizz Sports Bar815 m

Nearby gyms

Harrow Leisure Centre591 m

Nearby health

Streathfield Health Centre813 m
Food hygiene (5-star)63% of 8

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

AIPCO LIMITED
ALOE BEAUTY LTD
CHILDREN MAKING A CHANGE LTD
DEXY LTD
KRISHNA TRADING (UK) LIMITED

+7 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 score16/100
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

46.1

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,508m
Crossrail 2 route14,699m

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
Planning apps (3 years)
1
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)
13
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
15, 15, Wykeham Road, Harrow, HA3 8LL2 homes
completed
31, 31, Kenmore Avenue, Harrow, HA3 8PA2 homes
completed
34, 34, Brampton Grove, Harrow, HA3 8LF2 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 8PT

Full postcodeHA3 8PT
Postcode districtHA3
BoroughLondon Borough of Harrow
WardKenton West
Latitude51.589390
Longitude-0.320815
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