Kenton East · Harrow · Harrow East constituency · 51.59044, -0.29963

HA3 9EN— Kenton East, Harrow

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

One of London's quieter, safer enclaves

 

Schools 50%Safety 84/100Transport 24/100Yield 4.19%

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
46
Safety
84
Schools
46
Transport
24
Environment
51
Investment
54

The bottom line

HA3 9EN 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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Toggle the things that matter to you — see how HA3 9EN scores on each.

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Do you have or plan to have school-age children?
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Is noise a dealbreaker for you?

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Location

HA3 9EN

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-37.0% vs London avg

Deep-dive guides for HA3 9EN

🛡️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 9EN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

46

Education score

Fair for families
★

Primary

Glebe Primary School

Requires Improvement · Inspected Oct 2023 · 3 min walk

KS2: 106.8

—

Secondary

Claremont High School

Not yet inspected · Inspected Mar 2025 · 10 min walk

P8: +0.59A8: 55.6

50% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Hillview Nursery School

Not inspected · 53 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.0 incidents per 1,000 residents

Better than 70% of London
→ Stable

-29% vs borough

Crime by type

Violence & sexual offences39%
Anti-social behaviour12%
Vehicle crime12%
Other9%
Theft8%
Burglary8%
Drug offences6%
Robbery6%

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) · 1.5km

Crime is 37% below London average

Property

Prices, sales volume and market trends

Avg floor area80 m²

EPC breakdown

C
2%
D
3%

Based on 5 properties · Confidence: low

Street mix

Semi 100%

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£200,000
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
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

1997–2012 · CAGR

+11.7%

Total change

+427%

Market Activity

Price Velocity & Acceleration

Current Velocity

+80.0%

per year

Acceleration

+89.81

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £450k–£500k · 6 sales

Property Type Mix

Total: 6 sales

Semi-detached100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£85k£153k+79.2%1.5
Pre-crash peak2007–2007£277k£277k+0%1
GFC & correction2010–2012£250k£450k+80%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
12.2 min walk
Kenton

Nearby stations

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

13

Walkability score

12

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

0

Car parks (800m)

0

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock7.3 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: 12.1 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Bentley Priory SSSI — 4.1 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

ST LUKE'S HOSPICE

KENTON GRANGE, KENTON ROAD, KENTON, HA3 0YG

5 min walk

8

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 1.2 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)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The New Moon (477 m)

Nearest supermarketTriple A Cash and Carry · 688 m
8 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

Costcutter365 m
Wenzel's615 m
News & Wine650 m
Mace658 m

Nearby cafes

Centenary Park Café946 m

Nearby restaurants

Blue Ginger416 m
Just Paratha612 m
Pizza GoGo676 m
Everest Spice758 m

Nearby pubs

The New Moon477 m

Nearby gyms

Kenton Sports Club471 m
Centanary Sports948 m
Park High School Sports Hall1.0 km

Nearby pharmacies

Tyerest Limited417 m

Nearby health

The Medical Centre573 m
Kenton Clinic704 m
Bright Dental Practice721 m
Food hygiene (5-star)56% of 73

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ASK BUSINESS LIMITED
SP FIRE LIMITED

Investment

Investment grade, yield and market outlook

54

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

16.8

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,383m
Crossrail 2 route13,475m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,823 nationally

1,610

Est. population

13,128/km²

62%

Employed

33%

Degree educated

£44,600

Median income

3.7%

Claimant rate

SuburbanHigh densityMixed

44

Community stability

Age profile

22%
23%
20%
21%
14%
Under 1822%
18–3423%
35–4920%
50–6421%
65+14%

Tenure

31%
22%
30%
17%
Own outright31%
Own (mortgage)22%
Private rent30%
Social rent17%
Shared ownership0%
Rent free0%

Ethnicity

15%
19%
51%
White British15%
White Other19%
Asian51%
Black6%
Mixed2%
Other7%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine23%
No car household23%
Unemployed2%
No qualifications28%

Housing tenure (Census 2021)

Private rent30%
Social rent17%

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)
29
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
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
Clock Cottage next to Kenton Grange, Kenton Road, Harrow, HA3 0YG13 homes
completed
4-11, 33-34 & 37-40, 4-11, 33-34 & 37-40, CODY CLOSE, WARNEFORD ROAD (76-90), HA3 9ES12 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 9EN

Full postcodeHA3 9EN
Postcode districtHA3
BoroughLondon Borough of Harrow
WardKenton East
Latitude51.590443
Longitude-0.299627
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