Kenton East · Harrow · Harrow East constituency · 51.59554, -0.29690

HA3 9BX— Kenton East, Harrow

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

Strong, well-rated schools nearby

 

Schools 75%Safety 77/100Transport 28/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
45
Safety
77
Schools
45
Transport
28
Environment
50
Investment
50

The bottom line

HA3 9BX offers low crime and fast broadband — strong value for Families 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 9BX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+18.3% vs London avg
vs London crime+31.0% vs London avg

Deep-dive guides for HA3 9BX

🛡️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 9BX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

45

Education score

Fair for families
★ Top school within 1km
—

Primary

Kenmore Park Junior School

Not yet inspected · 2 min walk

KS2: 104.2

—

Secondary

Park High School

Not yet inspected · Inspected Oct 2024 · 8 min walk

P8: +0.19A8: 50.1

75% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Below London average

Childcare

Childcare

Hillview Nursery School

Not inspected · 59 min walk

4 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

85.2 incidents per 1,000 residents

Higher crime than 64% of London
→ Stable

+48% vs borough

Crime by type

Other27%
Violence & sexual offences24%
Anti-social behaviour18%
Vehicle crime9%
Burglary8%
Theft6%
Robbery5%
Drug offences3%

Road safety

92

Road safety score

4

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 905m

Crime is +31% above London average

Property

12 Jun

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£20,141/m²
Price per ft²£1,871/ft²
Avg floor area78.6 m²

EPC breakdown

B
2%
C
6%
D
15%
E
2%

Based on 25 properties · Confidence: medium

Street mix

Semi 46%Other 55%

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£196,500
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)
RoofFlat, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,799
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2000 · CAGR

+6.6%

Total change

+38%

Market Activity

Price Velocity & Acceleration

Current Velocity

+65.3%

per year

Acceleration

+29.62

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £75k–£100k · 5 sales

Property Type Mix

Total: 5 sales

Semi-detached100%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£142k£195k+37.6%1

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

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
9.1 min walk
Kenton

Nearby stations

Queensbury Underground StationJubilee
9 min walk
Canons Park Underground StationJubilee
17 min walk
Kingsbury Underground StationJubilee
22 min walk
Kenton Rail StationLioness
26 min walk
KentonNational Rail
26 min walk
No bus stops within 400m

30

Walkability score

19

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★55 min
Victoria58 min ↑
Waterloo58 min ↑
Canary Wharf65 min ↑
City61 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)

1

EV chargers (800m)

Nearest car park773m
Santander docks (800m)0
Nearest cycle dock7.4 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

50%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed300 Mbps
Median download300 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 AONB14% green spaceTree canopy: 64%
Above average green space

Nearest SSSI: Bentley Priory SSSI — 3.7 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

2 min walk

96%

Recommend GP

96%

Overall GP experience

6

GPs within 1km

3

Dentists within 1km

Nearest hospital · 1.2 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

23

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

3

Convenience

Nearest supermarketTriple A Cash and Carry · 147 m
2 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)

1.1km

Post office

Nearby shops

News & Wine53 m
Wenzel's59 m
Mace76 m
Costcutter952 m

Nearby cafes

Centenary Park Café569 m

Nearby restaurants

Just Paratha49 m
Everest Spice533 m
Blue Ginger1.0 km

Nearby gyms

Centanary Sports561 m
Park High School Sports Hall649 m

Nearby pharmacies

Tyerest Limited991 m

Nearby health

The Medical Centre143 m
Stanmore Medical Centre837 m
Kenton Clinic1.1 km
Honeypot Lane Centre NHS Clinic1.1 km
Food hygiene (5-star)56% of 45

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
3
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

ALEX&CO LTD
BRICKK LIMITED
CAMFORYOU LIMITED
CLA FAMILY CARE LTD
DASKAN 238 LTD.

+9 more

Investment

Investment grade, yield and market outlook

50

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 score12/100
Right-to-buy sales (5yr)Owner-occupier growth signal79
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

23.7

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,584m
Crossrail 2 route13,616m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,863 nationally

2,196

Est. population

10,839/km²

59%

Employed

32%

Degree educated

£49,700

Median income

5.6%

Claimant rate

SuburbanHigh densityRenters

25

Community stability

Age profile

29%
24%
25%
Under 1829%
18–3424%
35–4925%
50–6412%
65+10%

Tenure

17%
14%
60%
Own outright17%
Own (mortgage)14%
Private rent60%
Social rent8%
Shared ownership1%
Rent free0%

Ethnicity

30%
43%
White British13%
White Other30%
Asian43%
Black5%
Mixed2%
Other7%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine20%
No car household37%
Unemployed4%
No qualifications26%

Housing tenure (Census 2021)

Private rent60%
Social rent8%

vs. London

Income vs London+18.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
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)

'Queen of Hearts PH - Flamedeck', 400, 'Queen of Hearts PH - Flamedeck', 400, Honeypot Lane, Stanmore, HA7 1JN24 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
Garages adjacent to 575, Garages adjacent to 575, Honeypot Lane, Stanmore, HA7 1JQ2 homes
completed
258, 258, Streatfield Road, Harrow, HA3 9BY2 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 9BX

Full postcodeHA3 9BX
Postcode districtHA3
BoroughLondon Borough of Harrow
WardKenton East
Latitude51.595538
Longitude-0.296895
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