Kenton East · Harrow · Harrow East constituency · 51.59506, -0.30005

HA3 9BU— Kenton East, Harrow

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

Strong, well-rated schools nearby

 

Schools 67%Safety 87/100Transport 18/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
50
Safety
87
Schools
40
Transport
18
Environment
51
Investment
42

The bottom line

HA3 9BU offers 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 9BU

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-58.0% vs London avg

Deep-dive guides for HA3 9BU

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

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Postcode Personality

🎓 Good Schools🔒 Very Safe

“Strong, well-rated schools nearby”

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How HA3 9BU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

40

Education score

Fair for families
★ Top school within 1km
—

Primary

Kenmore Park Junior School

Not yet inspected · 3 min walk

KS2: 104.2

—

Secondary

Park High School

Not yet inspected · Inspected Oct 2024 · 7 min walk

P8: +0.19A8: 50.1

67% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Below London average

Childcare

Childcare

Hillview Nursery School

Not inspected · 56 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

27.4 incidents per 1,000 residents

Better than 81% of London
→ Stable

-52% vs borough

Crime by type

Anti-social behaviour23%
Violence & sexual offences21%
Other19%
Vehicle crime17%
Burglary15%
Drug offences2%
Theft2%
Robbery0%

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 972m

Crime is 58% 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£6,692/m²
Price per ft²£622/ft²
Avg floor area95.7 m²

EPC breakdown

C
5%
D
17%
E
2%

Based on 24 properties · Confidence: medium

Street mix

Semi 97%Detached 3%

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£239,250
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

1996–2025 · CAGR

+7.4%

Total change

+696%

Market Activity

Price Velocity & Acceleration

Current Velocity

+30.2%

per year

Acceleration

+45.90

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £150k–£175k · 36 sales

Property Type Mix

Total: 36 sales

Detached2.8%
Semi-detached97.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£78k£153k+96.8%2.7
Post-dot-com plateau2001–2004£172k£250k+45.3%2.5
Pre-crash peak2005–2007£250k£281k+12.3%1.5
GFC & correction2008–2008£285k£285k+0%2
Help-to-Buy recovery2013–2016£330k£519k+57.3%1
Brexit uncertainty2018–2018£530k£530k+0%1
Pandemic surge2020–2021£510k£515k+1%2
Rate-rise correction2023–2023£563k£563k+0%2
Current market2024–2025£474k£617k+30.2%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.7% alpha

Semi-detached-0.7% α
Local
5.7%
District
6.4%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
Canons Park Underground StationJubilee line
17.5 min walk
Kenton

Nearby stations

Queensbury Underground StationJubilee
12 min walk
Canons Park Underground StationJubilee
18 min walk
Kingsbury Underground StationJubilee
23 min walk
Kenton Rail StationLioness
24 min walk
KentonNational Rail
24 min walk
No bus stops within 400m

24

Walkability score

10

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 dock7.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed491 Mbps
Median download447 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 waterMEDIUM
Medium
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: 12.5 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 58%
Above average green space

Nearest SSSI: Bentley Priory SSSI — 3.6 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

1 min walk

96%

Recommend GP

96%

Overall GP experience

8

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 1.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

1

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 (915 m)

Nearest supermarketTriple A Cash and Carry · 372 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)

879m

Post office

Nearby shops

News & Wine264 m
Wenzel's281 m
Mace298 m
Costcutter880 m

Nearby cafes

Centenary Park Café459 m

Nearby restaurants

Just Paratha272 m
Everest Spice724 m
Blue Ginger902 m

Nearby pubs

The New Moon915 m

Nearby gyms

Centanary Sports458 m
Park High School Sports Hall552 m
Kenton Sports Club765 m

Nearby pharmacies

Tyerest Limited932 m

Nearby health

The Medical Centre95 m
Stanmore Medical Centre770 m
Streathfield Health Centre772 m
Honeypot Lane Centre NHS Clinic1.2 km
Food hygiene (5-star)53% of 45

Business

Local businesses registered here

Active businesses
16
New (last 12 months)
7
Dissolved (last 12 months)
0
Industry diversity
15
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

ALEXANDER CLEANING LTD
ANIT BUILD LIMITED
CITY FI LIMITED
CONTRADICTORY CREATED LTD
DORIAN INTERNATIONAL TRANSPORT LIMITED

+11 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 score17/100
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

41

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,721m
Crossrail 2 route13,770m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,266 nationally

1,713

Est. population

13,859/km²

61%

Employed

43%

Degree educated

£49,700

Median income

4.2%

Claimant rate

SuburbanHigh densityOwner occupiers / families

55

Community stability

Age profile

20%
22%
19%
21%
18%
Under 1820%
18–3422%
35–4919%
50–6421%
65+18%

Tenure

46%
32%
21%
Own outright46%
Own (mortgage)32%
Private rent21%
Social rent1%
Shared ownership0%
Rent free0%

Ethnicity

18%
62%
White British9%
White Other18%
Asian62%
Black4%
Mixed1%
Other5%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine17%
No car household11%
Unemployed4%
No qualifications22%

Housing tenure (Census 2021)

Private rent21%
Social rent1%

vs. London

Income vs London+18.3%

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)
3
Largest scheme
24 homes · 'Queen of Hearts PH - Flamedeck', 400, 'Queen of Hearts PH - Flamedeck', 400, Honeypot Lane, Stanmore, HA7 1JN
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
244A & 244B, 244A & 244B, Streatfield Road, Harrow, HA3 9BX4 homes
completed
53, 53, Brancker Road, Harrow, HA3 9AW2 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 9BU

Full postcodeHA3 9BU
Postcode districtHA3
BoroughLondon Borough of Harrow
WardKenton East
Latitude51.595062
Longitude-0.300046
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
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Mail
Food Standards
Agency
Ofcom
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Office
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