Kenton West · Harrow · Harrow East constituency · 51.59775, -0.31911

HA3 8QL— Kenton West, Harrow

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 11/100~4% 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
53
Safety
80
Schools
90
Transport
11
Environment
45
Investment
41

The bottom line

HA3 8QL 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: 61 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA3 8QL

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 8QL

🛡️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 8QL 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 · 3 min walk

KS2: 109.4

—

Secondary

Park High School

Not yet inspected · Inspected Oct 2024 · 15 min walk

P8: +0.19A8: 50.1

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 49 min walk

3 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 1.6km

Crime is 47% 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£4,469/m²
Price per ft²£415/ft²
Avg floor area88.9 m²

EPC breakdown

C
1%
D
10%
E
3%

Based on 14 properties · Confidence: medium

Street mix

Semi 84%Terraced 16%

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£222,250
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)
RoofPitched, 100 mm loft insulation
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

1996–2025 · CAGR

+6.6%

Total change

+536%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.6%

per year

Acceleration

-34.84

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £400k–£450k · 31 sales

Property Type Mix

Total: 31 sales

Semi-detached83.9%
Terraced16.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£95k£155k+63.2%1.8
Post-dot-com plateau2003–2004£253k£240k-5%3.5
Pre-crash peak2005–2006£250k£267k+6.8%2
GFC & correction2008–2012£296k£325k+9.8%1
Help-to-Buy recovery2014–2016£418k£490k+17.4%1.3
Brexit uncertainty2018–2019£508k£421k-17.1%1
Rate-rise correction2022–2022£583k£583k+0%2
Current market2025–2025£604k£604k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.7% alpha

Semi-detached+0.7% α
Local
7%
District
6.3%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

33out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53
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
20.8 min walk
Kenton

Nearby stations

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

18

Walkability score

9

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★61 min
Victoria64 min ↑
Waterloo64 min ↑
Canary Wharf71 min ↑
City70 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 park417m
Santander docks (800m)0
Nearest cycle dock8.6 km

Nearby car parks

🅿️
Belmont Roundabout Parking· yes
420m

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 AONB12% green spaceTree canopy: 55%
Above average green space

Nearest SSSI: Bentley Priory SSSI — 2.8 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

5 min walk

53%

Recommend GP

53%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

20

Parks (1km)

7

Restaurants (800m)

2

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

3

Convenience

Nearest supermarket1.3 km
1 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
608 licensed premises in borough231 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

510m

Post office

Nearby shops

Belmont Superstore349 m
Belmont News363 m
Pound £ Saver384 m
Wenzel's435 m

Nearby cafes

Costa354 m
The Pantry819 m

Nearby restaurants

Domino's356 m
Chilled384 m
Papa John's385 m
Belmont Bay389 m

Nearby pubs

The Belmont344 m
Life of Reilly355 m
Duck in the Pond939 m

Nearby gyms

Harrow Leisure Centre820 m

Nearby pharmacies

ProCare Pharmacy360 m

Nearby health

WhiteStar Dental Practice367 m
Belmont Health Centre383 m
Streathfield Health Centre772 m
Food hygiene (5-star)46% of 39

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

ELGIN PROPERTIES LIMITED
HPV SUPPILES LTD
RETRO UNIVERSE LTD
UNITED IMMIGRATION LIMITED

Investment

Investment grade, yield and market outlook

41

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 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

47.5

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,950m
Crossrail 2 route15,050m

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
29 homes · 404 and adjoining land, 404 and adjoining land, Kenton Lane, Harrow, HA3 8RQ
Pipeline pressure
NONE

Named schemes (500m)

404 and adjoining land, 404 and adjoining land, Kenton Lane, Harrow, HA3 8RQ29 homes
completed
Cooper House, 25, Cooper House, 25, Belmont Circle, Kenton Lane, Harrow, HA3 8RF4 homes
completed
25 Belmont Circle, 25 Belmont Circle, Kenton Lane, HA3 8RF3 homes
completed
Cooper House, 25, Cooper House, 25, Belmont Circle, Kenton Lane, Harrow, HA3 8RF2 homes
completed
4 Station Parade, 4 Station Parade, Kenton Lane, Harrow, HA3 8SB2 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 8QL

Full postcodeHA3 8QL
Postcode districtHA3
BoroughLondon Borough of Harrow
WardKenton West
Latitude51.597746
Longitude-0.319106
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