Kenton East · Harrow · Harrow East constituency · 51.58939, -0.30232

HA3 8TZ— Kenton East, Harrow

Location and area intelligence for HA3 8TZ, Kenton East, Harrow

One of London's quieter, safer enclaves

 

Schools 50%Safety 85/100Transport 20/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
48
Safety
85
Schools
46
Transport
20
Environment
51
Investment
42

The bottom line

HA3 8TZ offers low crime and fast broadband — strong value for Owner-occupiers who can accept its trade-offs.

The catch: 55 min to london bridge — above average for this zone.

Less suited to Families.

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Location

HA3 8TZ

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-45.0% vs London avg

Deep-dive guides for HA3 8TZ

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🔒 Very Safe

“One of London's quieter, safer enclaves”

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How HA3 8TZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

46

Education score

Fair for families
★

Primary

Glebe Primary School

Requires Improvement · Inspected Oct 2023 · 6 min walk

KS2: 106.8

—

Secondary

St Gregory's Catholic Science College

Not yet inspected · 8 min walk

P8: +0.73A8: 58.1

50% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Hillview Nursery School

Not inspected · 50 min walk

5 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

35.9 incidents per 1,000 residents

Better than 74% of London
→ Stable

-37% vs borough

Crime by type

Violence & sexual offences25%
Other22%
Anti-social behaviour20%
Vehicle crime14%
Theft10%
Burglary6%
Robbery4%
Drug offences0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

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

Crime is 45% 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£6,892/m²
Price per ft²£640/ft²
Avg floor area124.1 m²

EPC breakdown

B
1%
C
11%
D
15%
E
5%
F
3%

Based on 35 properties · Confidence: high

Street mix

Semi 80%Terraced 20%

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£310,250
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.3%

Total change

+733%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.8%

per year

Acceleration

-10.17

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £700k+ · 50 sales

Property Type Mix

Total: 50 sales

Semi-detached80%
Terraced20%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£100k£175k+75%2.5
Post-dot-com plateau2001–2003£233k£329k+41%3
Pre-crash peak2005–2007£315k£391k+24%3
GFC & correction2008–2012£383k£405k+5.9%1.3
Help-to-Buy recovery2013–2014£493k£566k+14.9%2
Brexit uncertainty2017–2019£661k£610k-7.7%1.7
Pandemic surge2020–2021£565k£650k+15%1
Rate-rise correction2023–2023£580k£580k+0%4
Current market2024–2025£725k£833k+14.8%1.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+-0.8% alpha

Weakest performer

Terraced

-2.9% alpha

Semi-detached-0.8% α
Local
5.9%
District
6.7%
Terraced-2.9% α
Local
2.7%
District
5.6%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

17out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing4
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
15.9 min walk
Kenton

Nearby stations

Queensbury Underground StationJubilee
15 min walk
Kenton Rail StationLioness
17 min walk
Kenton Underground StationBakerloo
17 min walk
KentonNational Rail
17 min walk
Northwick Park Underground StationMetropolitan
20 min walk
No bus stops within 400m

14

Walkability score

14

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★55 min
Victoria58 min ↑
Waterloo58 min ↑
Canary Wharf65 min ↑
City63 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

0

Car parks (800m)

0

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock7.4 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: 34.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 65% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.2 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 49%
Above average green space

Nearest SSSI: Bentley Priory SSSI — 4.1 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): 1

Landslide susceptibility: Low

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

ST LUKE'S HOSPICE

KENTON GRANGE, KENTON ROAD, KENTON, HA3 0YG

4 min walk

5

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

23

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

1

Convenience

Nearest supermarketTriple A Cash and Carry · 887 m
9 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

987m

Post office

Nearby shops

Costcutter308 m
Sai Express Mart503 m
Wenzel's806 m
News & Wine833 m

Nearby cafes

Centenary Park Café1.0 km

Nearby restaurants

Blue Ginger258 m
Pizza GoGo464 m
Just Paratha802 m

Nearby pubs

The New Moon272 m

Nearby gyms

Kenton Sports Club268 m
Centanary Sports1.0 km
Park High School Sports Hall1.1 km

Nearby pharmacies

Tyerest Limited379 m

Nearby health

Bright Dental Practice503 m
Streathfield Health Centre719 m
The Medical Centre726 m
Kenton Clinic785 m
Food hygiene (5-star)64% of 50

Business

Local businesses registered here

Active businesses
18
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
14
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

BAFLEH PROPERTY LIMITED
CHISTON LTD
CLUSTER IQ LTD
CO2 BAR AND EVENTS LTD
EDTECH ACCESS LTD

+13 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

40

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,463m
Crossrail 2 route13,577m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,413 nationally

1,420

Est. population

8,593/km²

57%

Employed

40%

Degree educated

£46,400

Median income

3.6%

Claimant rate

SuburbanHigh densityOwner occupiers / families

54

Community stability

Age profile

22%
20%
19%
19%
20%
Under 1822%
18–3420%
35–4919%
50–6419%
65+20%

Tenure

48%
27%
22%
Own outright48%
Own (mortgage)27%
Private rent22%
Social rent3%

Ethnicity

16%
63%
White British12%
White Other16%
Asian63%
Black4%
Mixed2%
Other3%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine17%
No car household16%
Unemployed4%
No qualifications21%

Housing tenure (Census 2021)

Private rent22%
Social rent3%

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)
31
Largest scheme
34 homes · 408 - 412, 408 - 412, Kenton Road, HA3 9DW
Pipeline pressure
NONE

Named schemes (500m)

408 - 412, 408 - 412, Kenton Road, HA3 9DW34 homes
completed
1-4 KENMO HOUSE AND, 381, 1-4 KENMO HOUSE AND, 381, KENTON ROAD, HA331 homes
completed
LAND BETWEEN, 4 & 8, LAND BETWEEN, 4 & 8, HINKLER ROAD, HA3 9AU20 homes
completed
Former Council Allotments, Former Council Allotments, Kenmore Road, Harrow, HA313 homes
completed
Clock Cottage next to Kenton Grange, Kenton Road, Harrow, HA3 0YG13 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
23.9%
Ward turnout
111%
Election year
2026
MP
Bob Blackman (Conservative)
MP majority
11,680
Constituency
Harrow East

Councillors

Nitesh HiraniConservative
Chetna HalaiConservative
Samir Sobhagchand SumariaConservative

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Key facts for HA3 8TZ

Full postcodeHA3 8TZ
Postcode districtHA3
BoroughLondon Borough of Harrow
WardKenton East
Latitude51.589394
Longitude-0.302322
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