Kenton East · Harrow · Harrow East constituency · 51.58690, -0.29582

HA3 9DL— Kenton East, Harrow

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

London's quiet achiever

 

Schools 50%Safety 80/100Transport 23/100Yield 4.19%⚠ Knotweed sites nearby

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
45
Safety
80
Schools
30
Transport
23
Environment
53
Investment
56

The bottom line

HA3 9DL offers low crime and fast broadband — strong value for Owner-occupiers who can accept its trade-offs.

The catches: 56 min to london bridge — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Families.

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Location

HA3 9DL

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+2.0% vs London avg

Deep-dive guides for HA3 9DL

🛡️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 Parks🔒 Very Safe

“London's quiet achiever”

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How HA3 9DL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

30

Education score

Poor for families
—

Primary

Uxendon Manor Primary School

Not yet inspected · 5 min walk

KS2: 107.3

—

Secondary

Claremont High School

Not yet inspected · Inspected Mar 2025 · 4 min walk

P8: +0.59A8: 55.6

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

Bottom 25% — limited Good/Outstanding schools

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 67 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

66.3 incidents per 1,000 residents

Higher crime than 51% of London
→ Stable

+16% vs borough

Crime by type

Violence & sexual offences30%
Other22%
Anti-social behaviour16%
Vehicle crime14%
Theft8%
Drug offences7%
Burglary3%
Robbery0%

Road safety

97

Road safety score

3

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 1.9km

Crime is +2% above London average

Property

Prices, sales volume and market trends

Avg floor area85.2 m²

EPC breakdown

C
7%
D
6%
E
4%

Based on 17 properties · Confidence: medium

Street mix

Semi 54%Detached 8%Flat 23%Other 15%

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£213,000
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)
Roof(another dwelling above)
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

1997–2024 · CAGR

+7%

Total change

+516%

Market Activity

Price Velocity & Acceleration

Current Velocity

-19.4%

per year

Acceleration

-36.07

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £300k–£350k · 11 sales

Property Type Mix

Total: 11 sales

Detached9.1%
Semi-detached63.6%
Flat/maisonette27.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£87k£85k-2.9%1.5
Pre-crash peak2006–2007£320k£185k-42.2%1
GFC & correction2011–2012£310k£347k+11.9%1
Help-to-Buy recovery2016–2016£525k£525k+0%1
Brexit uncertainty2019–2019£570k£570k+0%1
Rate-rise correction2022–2022£665k£665k+0%1
Current market2024–2024£536k£536k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
Queensbury Underground StationJubilee line
12.6 min walk
South Kenton

Nearby stations

Queensbury Underground StationJubilee
13 min walk
Kingsbury Underground StationJubilee
15 min walk
Kenton Underground StationBakerloo
20 min walk
Kenton Rail StationLioness
20 min walk
Preston Road Underground StationMetropolitan
21 min walk
No bus stops within 400m

8

Walkability score

11

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★56 min
Victoria59 min ↑
Waterloo59 min ↑
Canary Wharf66 min ↑
City64 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 dock7.0 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: 11.7 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 31%
More green space than 79% of London

Nearest SSSI: Bentley Priory SSSI — 4.5 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

KENTON CLINIC

533 KENTON ROAD, KENTON, HA3 0UQ

3 min walk

75%

Recommend GP

75%

Overall GP experience

5

GPs within 1km

1

Dentists within 1km

Nearest hospital · 1.0 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

18

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The New Moon (586 m)

Nearest supermarketTriple A Cash and Carry · 999 m
2 tennis courts

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)

1.6km

Post office

Nearby shops

Costcutter271 m
Wenzel's957 m
Mace1.0 km
News & Wine1.0 km

Nearby restaurants

Blue Ginger444 m
Pizza GoGo747 m
Everest Spice847 m
Just Paratha958 m

Nearby pubs

The New Moon586 m

Nearby gyms

Kenton Sports Club768 m

Nearby pharmacies

Tyerest Limited217 m

Nearby health

Kenton Clinic257 m
Kenton Dental Centre747 m
The Medical Centre989 m
Food hygiene (5-star)72% of 25

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

ALTAF HEMANI LTD
ELISAV WIP LTD
MAA BHAGWATI LTD
SIYANA HEMANI LTD

Investment

Investment grade, yield and market outlook

56

Investment score

Good

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

20.5

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,935m
Crossrail 2 route13,048m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,168 nationally

1,703

Est. population

9,775/km²

59%

Employed

34%

Degree educated

£46,400

Median income

5.6%

Claimant rate

SuburbanHigh densityOwner occupiers / families

45

Community stability

Age profile

23%
22%
21%
17%
17%
Under 1823%
18–3422%
35–4921%
50–6417%
65+17%

Tenure

41%
22%
34%
Own outright41%
Own (mortgage)22%
Private rent34%
Social rent2%
Shared ownership2%

Ethnicity

24%
54%
White British10%
White Other24%
Asian54%
Black7%
Mixed2%
Other4%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine19%
No car household20%
Unemployed4%
No qualifications26%

Housing tenure (Census 2021)

Private rent34%
Social rent2%

vs. London

Income vs London+10.5%

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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
30
Largest scheme
34 homes · 408 - 412, 408 - 412, Kenton Road, HA3 9DW
Pipeline pressure
NONE

Named schemes (500m)

408 - 412, 408 - 412, Kenton Road, HA3 9DW34 homes
completed
Dcl House, 2A, Charlton Road, Harrow, HA3 9HF8 homes
completed
7, 7, Charlton Road, Harrow, HA3 9HP6 homes
completed
Presbytery, 527-529, Presbytery, 527-529, Kenton Road, Harrow, HA3 0UL6 homes
completed
Land Opposite, 33-47 Brookfield Court, Gooseacre Lane, Harrow4 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 9DL

Full postcodeHA3 9DL
Postcode districtHA3
BoroughLondon Borough of Harrow
WardKenton East
Latitude51.586899
Longitude-0.295818
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