Kenton East · Harrow · Harrow East constituency · 51.59191, -0.30168

HA3 9BB— Kenton East, Harrow

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

One of London's quieter, safer enclaves

 

Schools 50%Safety 83/100Transport 23/100Yield 4.19%

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
44
Safety
83
Schools
30
Transport
23
Environment
47
Investment
52

The bottom line

HA3 9BB offers low crime and fast broadband — strong value for Most buyers 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 9BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.2% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for HA3 9BB

🛡️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 9BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

30

Education score

Poor for families
—

Primary

Kenmore Park Junior School

Not yet inspected · 5 min walk

KS2: 104.2

—

Secondary

Park High School

Not yet inspected · Inspected Oct 2024 · 11 min walk

P8: +0.19A8: 50.1

50% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Hillview Nursery School

Not inspected · 53 min walk

5 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

49.7 incidents per 1,000 residents

Better than 63% of London
→ Stable

-13% vs borough

Crime by type

Violence & sexual offences29%
Other18%
Burglary17%
Anti-social behaviour16%
Vehicle crime13%
Robbery4%
Theft3%
Drug offences1%

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) · 1.3km

Crime is 23% below London average

Property

Prices, sales volume and market trends

Avg floor area86 m²

EPC breakdown

C
2%
D
3%

Based on 5 properties · Confidence: low

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 yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£215,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

2002–2015 · CAGR

+9.4%

Total change

+223%

Market Activity

Price Velocity & Acceleration

Current Velocity

+222.7%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £350k–£400k · 2 sales

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£110k£110k+0%1
Help-to-Buy recovery2015–2015£355k£355k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Queensbury Underground StationJubilee line
13.2 min walk
Kenton

Nearby stations

Queensbury Underground StationJubilee
14 min walk
Kenton Rail StationLioness
19 min walk
Kenton Underground StationBakerloo
19 min walk
KentonNational Rail
19 min walk
Kingsbury Underground StationJubilee
22 min walk
No bus stops within 400m

17

Walkability score

7

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 dock7.5 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: 12.4 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 55%
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

THE STREATFIELD MEDICAL CENTRE

177 STREATFIELD ROAD, HA3 9BN

6 min walk

96%

Recommend GP

96%

Overall GP experience

8

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 1.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

12

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The New Moon (546 m)

Nearest supermarketTriple A Cash and Carry · 646 m
9 tennis courts3 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)

861m

Post office

Nearby shops

Costcutter546 m
Wenzel's558 m
News & Wine575 m
Mace595 m

Nearby cafes

Centenary Park Café754 m

Nearby restaurants

Blue Ginger540 m
Just Paratha552 m
Pizza GoGo724 m

Nearby pubs

The New Moon546 m

Nearby gyms

Kenton Sports Club423 m
Centanary Sports759 m
Park High School Sports Hall848 m

Nearby pharmacies

Tyerest Limited608 m

Nearby health

The Medical Centre449 m
Streathfield Health Centre644 m
Bright Dental Practice745 m
Stanmore Medical Centre1.1 km
Food hygiene (5-star)54% of 65

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

EDYANA TRANSPORT LTD

Investment

Investment grade, yield and market outlook

52

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 score14/100
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

12.8

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,595m
Crossrail 2 route13,681m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,692 nationally

1,548

Est. population

11,464/km²

58%

Employed

32%

Degree educated

£44,600

Median income

4.8%

Claimant rate

SuburbanHigh densityMixed

44

Community stability

Age profile

26%
21%
21%
20%
Under 1826%
18–3421%
35–4921%
50–6420%
65+13%

Tenure

15%
26%
20%
38%
Own outright15%
Own (mortgage)26%
Private rent20%
Social rent38%
Shared ownership0%
Rent free1%

Ethnicity

17%
17%
42%
White British17%
White Other17%
Asian42%
Black11%
Mixed5%
Other9%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine21%
No car household28%
Unemployed5%
No qualifications25%

Housing tenure (Census 2021)

Social rent38%
Private rent20%

vs. London

Income vs London+6.2%

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)
28
Largest scheme
34 homes · 408 - 412, 408 - 412, Kenton Road, HA3 9DW
Pipeline pressure
NONE

Named schemes (500m)

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
4-11, 33-34 & 37-40, 4-11, 33-34 & 37-40, CODY CLOSE, WARNEFORD ROAD (76-90), HA3 9ES12 homes
completed
The Rookery, The Rookery, Westfield Lane, Kenton, HA3 9EA8 homes
completed
7, 7, Charlton Road, Harrow, HA3 9HP6 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 9BB

Full postcodeHA3 9BB
Postcode districtHA3
BoroughLondon Borough of Harrow
WardKenton East
Latitude51.591912
Longitude-0.301680
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