Kenton East · Harrow · Harrow East constituency · 51.59351, -0.30789

HA3 9BS— Kenton East, Harrow

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

Strong, well-rated schools nearby

 

Schools 67%Safety 88/100Transport 19/100~4% 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
88
Schools
100
Transport
19
Environment
46
Investment
43

The bottom line

HA3 9BS 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 9BS

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+18.3% vs London avg
vs London crime-76.0% vs London avg

Deep-dive guides for HA3 9BS

🛡️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 9BS 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 · 7 min walk

KS2: 108.2

—

Secondary

Park High School

Not yet inspected · Inspected Oct 2024 · 10 min walk

P8: +0.19A8: 50.1

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 50 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

15.3 incidents per 1,000 residents

Better than 90% of London
→ Stable

-73% vs borough

Crime by type

Vehicle crime29%
Anti-social behaviour25%
Violence & sexual offences21%
Drug offences8%
Burglary8%
Other4%
Theft4%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 1.3km

Crime is 76% 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£5,955/m²
Price per ft²£553/ft²
Avg floor area106.6 m²

EPC breakdown

C
6%
D
11%
E
2%

Based on 19 properties · Confidence: medium

Street mix

Semi 67%Terraced 24%Detached 10%

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£266,500
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 EAnnual charge £2,474
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.1%

Total change

+494%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.7%

per year

Acceleration

-39.56

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £100k–£125k · 21 sales

Property Type Mix

Total: 21 sales

Detached9.5%
Semi-detached66.7%
Terraced23.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£106k£213k+100.9%2
Post-dot-com plateau2001–2004£160k£295k+84.4%1.3
Pre-crash peak2006–2006£295k£295k+0%2
GFC & correction2008–2012£357k£480k+34.3%1.7
Help-to-Buy recovery2013–2014£400k£580k+45%1
Pandemic surge2021–2021£730k£730k+0%1
Current market2025–2025£630k£630k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.9% alpha

Semi-detached-0.9% α
Local
8.4%
District
9.3%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

68out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing3
Trend Position100

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
17 min walk
Kenton

Nearby stations

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

12

Walkability score

6

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 park787m
Santander docks (800m)0
Nearest cycle dock7.9 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: 12.8 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 49%
Above average green space

Nearest SSSI: Bentley Priory SSSI — 3.5 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

0 min walk

86%

Recommend GP

86%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

5

Care homes (1km)

Nearest hospital · 1.8 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

24

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The New Moon (739 m)

No restaurants within 800m — nearest: Blue Ginger (817 m)

Nearest supermarketTriple A Cash and Carry · 941 m
8 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)

399m

Post office

Nearby shops

Sai Express Mart818 m
Costcutter906 m

Nearby cafes

Centenary Park Café644 m

Nearby restaurants

Blue Ginger817 m
Pizza GoGo826 m

Nearby pubs

The New Moon739 m

Nearby gyms

Kenton Sports Club478 m
Centanary Sports656 m
Park High School Sports Hall712 m

Nearby health

Streathfield Health Centre203 m
The Medical Centre660 m
Bright Dental Practice795 m
Stanmore Medical Centre913 m
Food hygiene (5-star)46% of 28

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

BUSYROUTE LIMITED
CORE HARMONY LTD
DACKOS CONSTRUCTION LTD
DK PARTNERS LIMITED
LEGACY INVEST LTD

+7 more

Investment

Investment grade, yield and market outlook

43

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

33.9

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,046m
Crossrail 2 route14,141m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,306 nationally

1,570

Est. population

9,044/km²

60%

Employed

39%

Degree educated

£49,700

Median income

3.3%

Claimant rate

SuburbanHigh densityOwner occupiers / families

52

Community stability

Age profile

24%
22%
21%
17%
17%
Under 1824%
18–3422%
35–4921%
50–6417%
65+17%

Tenure

42%
31%
26%
Own outright42%
Own (mortgage)31%
Private rent26%
Social rent1%
Rent free0%

Ethnicity

16%
59%
White British11%
White Other17%
Asian59%
Black5%
Mixed2%
Other7%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine16%
No car household14%
Unemployed3%
No qualifications20%

Housing tenure (Census 2021)

Private rent26%
Social rent1%

vs. London

Income vs London+18.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
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)
9
Largest scheme
20 homes · LAND BETWEEN, 4 & 8, LAND BETWEEN, 4 & 8, HINKLER ROAD, HA3 9AU
Pipeline pressure
NONE

Named schemes (500m)

170, 170, Kenton Lane, Harrow, HA3 8SP3 homes
completed
95, Kenton Lane, Harrow, HA3 8UJ2 homes
completed
Land rear of 2,4 & 6, Land rear of 2,4 & 6, Uppingham Avenue, Streatfield Road, Stanmore, HA7 2JY2 homes
completed
80, 80, Brancker Road, Harrow, HA3 9AJ2 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 9BS

Full postcodeHA3 9BS
Postcode districtHA3
BoroughLondon Borough of Harrow
WardKenton East
Latitude51.593512
Longitude-0.307886
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