Kenton West · Harrow · Harrow East constituency · 51.59341, -0.31667

HA3 8TF— Kenton West, Harrow

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

The family fortress

 

Schools 100%Safety 80/100Transport 17/100Yield 4.19%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
54
Safety
80
Schools
100
Transport
17
Environment
54
Investment
51

The bottom line

HA3 8TF 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: 61 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 8TF

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 8TF

🛡️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 8TF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Priestmead Primary School and Nursery

Outstanding · Inspected Dec 2023 · 3 min walk

KS2: 108.2

—

Secondary

St Gregory's Catholic Science College

Not yet inspected · 17 min walk

P8: +0.73A8: 58.1

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 · 45 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) · 1.7km

Crime is 47% below London average

Property

Prices, sales volume and market trends

Avg floor area129.3 m²

EPC breakdown

D
5%
E
4%

Based on 9 properties · Confidence: low

Street mix

Semi 86%Terraced 7%Detached 7%

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£323,250
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, no insulation (assumed)
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

1996–2023 · CAGR

+6.9%

Total change

+502%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.0%

per year

Acceleration

-19.36

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 14 sales

Property Type Mix

Total: 14 sales

Detached7.1%
Semi-detached85.7%
Terraced7.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£110k£159k+45.1%1.3
Post-dot-com plateau2001–2003£248k£245k-1.2%1
Pre-crash peak2007–2007£380k£380k+0%1
Help-to-Buy recovery2016–2016£617k£617k+0%1
Pandemic surge2020–2021£665k£670k+0.8%1
Rate-rise correction2022–2023£733k£660k-10%1.5

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

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 min walk
Kenton

Nearby stations

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

5

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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park557m
Santander docks (800m)0
Nearest cycle dock8.3 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 waterMEDIUM
Medium
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 AONB40% green spaceTree canopy: 31%
More green space than 92% of London

Nearest SSSI: Bentley Priory SSSI — 3.3 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

STREATFIELD HEALTH CENTRE

1 STREATFIELD ROAD, KENTON, HA3 9BP

7 min walk

86%

Recommend GP

86%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

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

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Life of Reilly (838 m)

No restaurants within 800m — nearest: Domino's (820 m)

Nearest supermarket1.4 km
3 tennis courts

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)

356m

Post office

Nearby shops

Belmont News834 m
Belmont Superstore835 m
Pound £ Saver845 m
Wenzel's926 m

Nearby cafes

The Pantry695 m
Costa839 m

Nearby restaurants

Domino's820 m
Chilled839 m
Papa John's843 m
Belmont Bay887 m

Nearby pubs

Life of Reilly838 m
The Belmont849 m
Fizz Sports Bar1.1 km

Nearby gyms

Harrow Leisure Centre763 m

Nearby pharmacies

ProCare Pharmacy837 m

Nearby health

Streathfield Health Centre410 m
WhiteStar Dental Practice877 m
Belmont Health Centre893 m
Food hygiene (5-star)44% of 16

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

ETERNAL (EURO) LIMITED
HM WHOLESALE SUPPLIES LIMITED
PROPENERGY LTD
SHAMIN LIMITED
SHOPZIPS LIMITED

+3 more

Investment

Investment grade, yield and market outlook

51

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 score17/100
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

32.6

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,529m
Crossrail 2 route14,661m

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)
3
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)
6
Largest scheme
4 homes · 41, 41, Kingshill Avenue, Harrow, HA3 8JT
Pipeline pressure
NONE

Named schemes (500m)

56-58, 56-58, Christchurch Avenue, Harrow, HA3 8NL4 homes
completed
35A, 35A, Christchurch Avenue, Harrow, HA3 8NB4 homes
completed
10 and 12, 10 and 12, Larkfield Avenue, Harrow, HA3 8NF4 homes
completed
46, Christchurch Avenue, Harrow, HA3 8NL3 homes
completed
74, 74, Christchurch Avenue, Harrow, HA3 8NN2 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 8TF

Full postcodeHA3 8TF
Postcode districtHA3
BoroughLondon Borough of Harrow
WardKenton West
Latitude51.593413
Longitude-0.316667
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