Kenton West · Harrow · Harrow East constituency · 51.58961, -0.32212

HA3 8PU— Kenton West, Harrow

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

The family fortress

 

Schools 100%Safety 78/100Transport 24/100Yield 4.19%

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
24
Environment
55
Investment
53

The bottom line

HA3 8PU 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: 58 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA3 8PU

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 8PU

🛡️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 8PU 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 · 1 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

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

Crime is 36% below London average

Property

Prices, sales volume and market trends

Avg floor area65.4 m²

EPC breakdown

C
6%
D
2%

Based on 8 properties · Confidence: low

Street mix

Semi 9%Terraced 27%Detached 9%Flat 55%

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£163,500
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, 200 mm loft insulation
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

1998–2017 · CAGR

+7.4%

Total change

+289%

Market Activity

Price Velocity & Acceleration

Current Velocity

+66.3%

per year

Acceleration

+27.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £150k–£175k · 11 sales

Property Type Mix

Total: 11 sales

Detached9.1%
Semi-detached9.1%
Terraced27.3%
Flat/maisonette54.5%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£106k£106k+0%1
Post-dot-com plateau2001–2004£106k£175k+64.7%2
Pre-crash peak2005–2007£135k£248k+83.7%1
Brexit uncertainty2017–2017£413k£413k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
10.7 min walk
Kenton

Nearby stations

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

13

Walkability score

27

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)

1

EV chargers (800m)

Nearest car park407m
Santander docks (800m)0
Nearest cycle dock8.4 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: 13.3 km away✗ Not Green Belt✗ Not AONB43% green spaceTree canopy: 67%
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

0

Dentists within 1km

5

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: Heat (738 m)

No restaurants within 800m — nearest: Pizza Inn (735 m)

Nearest supermarketNorth West International Supermarket · 1.1 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)

717m

Post office

Nearby shops

Bilal Halal Meat717 m
Stop & Shop724 m
Alqudus Halal Meat736 m
Stop 'N' Shop777 m

Nearby cafes

The Pantry397 m
Café Delight953 m
Jasmine's986 m

Nearby restaurants

Pizza Inn735 m
Qaboli736 m
naan staap737 m
Selekt Chicken739 m

Nearby pubs

Heat738 m
Fizz Sports Bar888 m

Nearby gyms

Harrow Leisure Centre506 m
Gold's Gym945 m

Nearby health

Harrow Talking Therapies719 m
Food hygiene (5-star)65% of 20

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
1
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

FMB CARS LIMITED

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

29.7

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,596m
Crossrail 2 route14,791m

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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
15
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
1 Hill Crescent Harrow HA1 2PW, 1, Hill Crescent, Harrow, HA1 2PW2 homes
completed
31, 31, Kenmore Avenue, Harrow, HA3 8PA2 homes
completed
26, 26, Francis Road, Harrow, HA1 2QY2 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 8PU

Full postcodeHA3 8PU
Postcode districtHA3
BoroughLondon Borough of Harrow
WardKenton West
Latitude51.589607
Longitude-0.322120
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