Kenton East · Harrow · Harrow East constituency · 51.59043, -0.30656

HA3 9AA— Kenton East, Harrow

Location and area intelligence for HA3 9AA, Kenton East, Harrow

Strong, well-rated schools nearby

 

Schools 67%Safety 84/100Transport 22/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
48
Safety
84
Schools
100
Transport
22
Environment
42
Investment
41

The bottom line

HA3 9AA 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 9AA

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 9AA

🛡️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 9AA 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 · 10 min walk

KS2: 108.2

—

Secondary

St Gregory's Catholic Science College

Not yet inspected · 10 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 · 48 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.6 incidents per 1,000 residents

Better than 69% of London
→ Stable

-28% vs borough

Crime by type

Vehicle crime23%
Other19%
Violence & sexual offences19%
Burglary16%
Anti-social behaviour14%
Theft5%
Drug offences2%
Robbery2%

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 36% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,757/m²
Price per ft²£535/ft²
Avg floor area128.2 m²

EPC breakdown

C
1%
D
9%
E
2%

Based on 12 properties · Confidence: medium

Street mix

Semi 67%Terraced 33%

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 yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£320,500
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 DAnnual charge £2,024
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.1%

Total change

+622%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.7%

per year

Acceleration

-12.90

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £600k–£700k · 15 sales

Property Type Mix

Total: 15 sales

Semi-detached66.7%
Terraced33.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£99k£173k+74.7%1
Post-dot-com plateau2001–2002£210k£313k+49%1
Pre-crash peak2006–2006£335k£335k+0%2
GFC & correction2008–2012£250k£344k+37.6%1
Brexit uncertainty2017–2017£726k£726k+0%1
Pandemic surge2020–2021£630k£625k-0.8%1
Rate-rise correction2023–2023£710k£710k+0%1
Current market2025–2025£715k£715k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
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
14.1 min walk
Kenton

Nearby stations

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

7

Walkability score

1

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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park678m
Santander docks (800m)0
Nearest cycle dock7.7 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: 12.5 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 22%
Less green space than 92% of London

Nearest SSSI: Bentley Priory SSSI — 3.8 km

Energy

Solar: 851 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 yield850.6 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

5 min walk

86%

Recommend GP

86%

Overall GP experience

4

GPs within 1km

6

Dentists within 1km

5

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

24

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The New Moon (386 m)

Nearest supermarketTriple A Cash and Carry · 1.0 km
8 tennis courts2 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)

705m

Post office

Nearby shops

Sai Express Mart477 m
Costcutter598 m

Nearby cafes

Centenary Park Café934 m

Nearby restaurants

Pizza GoGo477 m
Blue Ginger479 m
Chennai Srilalitha876 m
Pizza Stop936 m

Nearby pubs

The New Moon386 m
Fizz Sports Bar946 m

Nearby gyms

Kenton Sports Club123 m
Centanary Sports944 m
Park High School Sports Hall1.0 km

Nearby pharmacies

Tyerest Limited670 m

Nearby health

Streathfield Health Centre421 m
Bright Dental Practice458 m
The Medical Centre778 m
Food hygiene (5-star)63% of 41

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

AAKP PROPERTIES LTD
APICAL CONSTRUCTIONS LTD
JAI SHAH PHOTOGRAPHY LIMITED
KDK OFFICE SUPPLIES LTD
SCATBUILD LTD

+2 more

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 score15/100
Right-to-buy sales (5yr)Owner-occupier growth signal79
Sales last 12 months0

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

4/100

Velocity score

Future outlook

36.1

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,767m
Crossrail 2 route13,888m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,040 nationally

1,369

Est. population

12,086/km²

60%

Employed

38%

Degree educated

£46,400

Median income

4.4%

Claimant rate

SuburbanHigh densityOwner occupiers / families

51

Community stability

Age profile

23%
22%
21%
20%
14%
Under 1823%
18–3422%
35–4921%
50–6420%
65+14%

Tenure

32%
33%
22%
Own outright32%
Own (mortgage)33%
Private rent22%
Social rent12%
Shared ownership1%
Rent free0%

Ethnicity

17%
55%
White British13%
White Other17%
Asian55%
Black5%
Mixed3%
Other7%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine19%
No car household16%
Unemployed4%
No qualifications22%

Housing tenure (Census 2021)

Private rent22%
Social rent12%

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)
4
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)
16
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)

32, 32, Streatfield Road, Kenton, HA3 9BS2 homes
completed
95, Kenton Lane, Harrow, HA3 8UJ2 homes
completed
59, 59, Kenton Lane, HA3 8UH2 homes
completed
5, 5, Kenton Park Crescent, HA3 6ER2 homes
completed
Hunters Grove, HA3 9AB2 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 9AA

Full postcodeHA3 9AA
Postcode districtHA3
BoroughLondon Borough of Harrow
WardKenton East
Latitude51.590426
Longitude-0.306557
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