Kenton East · Harrow · Harrow East constituency · 51.58907, -0.30828

HA3 8UH— Kenton East, Harrow

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

The family fortress

 

Schools 67%Safety 82/100Transport 25/100Yield 4.19%

Best for: Families, Owner-occupiers

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

Liveability
53
Safety
82
Schools
100
Transport
25
Environment
55
Investment
53

The bottom line

HA3 8UH 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: 55 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA3 8UH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.5% vs London avg
vs London crime-66.0% vs London avg

Deep-dive guides for HA3 8UH

🛡️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 8UH 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 · 11 min walk

KS2: 108.2

—

Secondary

St Gregory's Catholic Science College

Not yet inspected · 8 min walk

P8: +0.73A8: 58.1

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 46 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

22.3 incidents per 1,000 residents

Better than 85% of London
↑ Rising 600.0%

from a low base — still below London average

-61% vs borough

Crime by type

Violence & sexual offences37%
Other14%
Burglary14%
Theft11%
Vehicle crime11%
Anti-social behaviour6%
Drug offences6%
Robbery0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 1.8km

Crime is 66% below London average

Property

Prices, sales volume and market trends

Avg floor area120.9 m²

EPC breakdown

C
5%
D
6%
E
1%
F
1%
G
1%

Based on 14 properties · Confidence: medium

Street mix

Semi 94%Flat 6%

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£302,250
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

1996–2021 · CAGR

+6.1%

Total change

+340%

Market Activity

Price Velocity & Acceleration

Current Velocity

+68.5%

per year

Acceleration

+113.58

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £100k–£125k · 17 sales

Property Type Mix

Total: 17 sales

Semi-detached94.1%
Flat/maisonette5.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£125k£227k+81.6%1.6
Post-dot-com plateau2001–2003£187k£310k+65.8%1
Pre-crash peak2007–2007£338k£338k+0%1
GFC & correction2009–2010£320k£200k-37.5%1
Help-to-Buy recovery2015–2015£603k£603k+0%1
Brexit uncertainty2018–2018£595k£595k+0%1
Pandemic surge2020–2021£327k£550k+68.5%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
11.8 min walk
Kenton

Nearby stations

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

10

Walkability score

2

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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park526m
Santander docks (800m)0
Nearest cycle dock7.7 km

Nearby car parks

🅿️
Brent House
619m

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: 12.5 km away✗ Not Green Belt✗ Not AONB45% green spaceTree canopy: 31%
More green space than 93% of London

Nearest SSSI: Bentley Priory SSSI — 3.9 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

STREATFIELD HEALTH CENTRE

1 STREATFIELD ROAD, KENTON, HA3 9BP

7 min walk

86%

Recommend GP

86%

Overall GP experience

6

GPs within 1km

6

Dentists within 1km

5

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 1.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The New Moon (343 m)

Nearest supermarketTriple A Cash and Carry · 1.2 km
6 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)

0

Cinemas (2km)

775m

Post office

Nearby shops

Sai Express Mart328 m
Costcutter631 m

Nearby cafes

Centenary Park Café1.1 km

Nearby restaurants

Pizza GoGo348 m
Blue Ginger475 m
Chennai Srilalitha683 m
Pizza Stop743 m

Nearby pubs

The New Moon343 m
Fizz Sports Bar754 m

Nearby gyms

Kenton Sports Club149 m
Centanary Sports1.1 km

Nearby pharmacies

Tyerest Limited699 m

Nearby health

Bright Dental Practice302 m
Streathfield Health Centre486 m
Food hygiene (5-star)60% of 37

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

CONSTANTINE CONSULTING LTD
DELTA SURVEYING LIMITED
IDEAL BACK OFFICE SOLUTION LTD
J&M POTTER LIMITED
MCUBEPROPERTIES LIMITED

+6 more

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 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

30.8

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,775m
Crossrail 2 route13,918m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,649 nationally

1,568

Est. population

6,730/km²

56%

Employed

43%

Degree educated

£46,400

Median income

3.1%

Claimant rate

SuburbanMedium densityOwner occupiers / families

54

Community stability

Age profile

18%
19%
21%
18%
23%
Under 1819%
18–3419%
35–4921%
50–6419%
65+23%

Tenure

48%
30%
22%
Own outright48%
Own (mortgage)30%
Private rent22%
Social rent0%
Shared ownership0%

Ethnicity

66%
White British11%
White Other11%
Asian66%
Black5%
Mixed2%
Other5%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine18%
No car household15%
Unemployed3%
No qualifications19%

Housing tenure (Census 2021)

Private rent22%
Social rent0%

vs. London

Income vs London+10.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Planning apps (3 years)
3
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
31 homes · 1-4 KENMO HOUSE AND, 381, 1-4 KENMO HOUSE AND, 381, KENTON ROAD, HA3
Pipeline pressure
NONE

Named schemes (500m)

291 Kenton Road, Harrow, HA3 0HQ4 homes
completed
75 Woodgrange Avenue, Harrow, HA3 0XG3 homes
completed
32, 32, Streatfield Road, Kenton, HA3 9BS2 homes
completed
5, 5, Kenton Park Crescent, HA3 6ER2 homes
completed
36, 36, Streatfield Road, Harrow, HA3 9BS2 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 8UH

Full postcodeHA3 8UH
Postcode districtHA3
BoroughLondon Borough of Harrow
WardKenton East
Latitude51.589066
Longitude-0.308282
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