Kenton East · Harrow · Harrow East constituency · 51.59200, -0.29465

HA3 9LE— Kenton East, Harrow

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

Strong, well-rated schools nearby

 

Schools 75%Safety 85/100Transport 29/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
50
Safety
85
Schools
61
Transport
29
Environment
48
Investment
43

The bottom line

HA3 9LE 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 9LE

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+6.2% vs London avg
vs London crime-44.0% vs London avg

Deep-dive guides for HA3 9LE

🛡️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 9LE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

61

Education score

Good for families
★ Top school within 1km
★

Primary

Glebe Primary School

Requires Improvement · Inspected Oct 2023 · 1 min walk

KS2: 106.8

—

Secondary

Claremont High School

Not yet inspected · Inspected Mar 2025 · 11 min walk

P8: +0.59A8: 55.6

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

Below London average

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 73 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

36.3 incidents per 1,000 residents

Better than 74% of London
→ Stable

-37% vs borough

Crime by type

Anti-social behaviour32%
Violence & sexual offences24%
Other11%
Vehicle crime11%
Burglary10%
Theft6%
Robbery5%
Drug offences0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

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

Crime is 44% 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£8,343/m²
Price per ft²£775/ft²
Avg floor area92.3 m²

EPC breakdown

C
8%
D
8%
E
3%

Based on 19 properties · Confidence: medium

Street mix

Semi 14%Terraced 82%Flat 5%

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£230,750
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 DAnnual charge £2,024
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+8.3%

Total change

+921%

Market Activity

Price Velocity & Acceleration

Current Velocity

+41.0%

per year

Acceleration

+48.03

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached13.6%
Terraced81.8%
Flat/maisonette4.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£73k£154k+112.1%1.5
Post-dot-com plateau2001–2003£172k£236k+37%2
Pre-crash peak2005–2006£260k£264k+1.5%1
GFC & correction2008–2012£278k£172k-38%1.3
Help-to-Buy recovery2013–2013£365k£365k+0%1
Brexit uncertainty2017–2018£565k£525k-7.1%2
Current market2025–2025£740k£740k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.5% alpha

Terraced+0.5% α
Local
7.7%
District
7.2%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
7.6 min walk
Kenton

Nearby stations

Queensbury Underground StationJubilee
8 min walk
Kingsbury Underground StationJubilee
17 min walk
Canons Park Underground StationJubilee
22 min walk
Kenton Underground StationBakerloo
24 min walk
Kenton Rail StationLioness
24 min walk
No bus stops within 400m

18

Walkability score

6

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 park669m
Santander docks (800m)0
Nearest cycle dock7.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed490 Mbps
Median download446 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: 12.0 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 28%
Below 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

HONEYPOT MEDICAL CENTRE

404 HONEYPOT LANE, HA7 1JP

7 min walk

86%

Recommend GP

86%

Overall GP experience

8

GPs within 1km

3

Dentists within 1km

Nearest hospital · 894 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

16

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The New Moon (849 m)

Nearest supermarketTriple A Cash and Carry · 429 m
1 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)

1.3km

Post office

Nearby shops

Wenzel's401 m
Mace443 m
News & Wine459 m
Costcutter643 m

Nearby cafes

Joe's Bake and Bite685 m

Nearby restaurants

Everest Spice372 m
Just Paratha405 m
Sugar and Spice Lounge715 m
Maruthi Rice and Curry723 m

Nearby pubs

The New Moon849 m

Nearby gyms

Centanary Sports951 m

Nearby pharmacies

Tyerest Limited658 m

Nearby health

The Medical Centre497 m
Kenton Clinic686 m
Queensbury Dental Surgery749 m
Food hygiene (5-star)55% of 55

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

1-4 PALM COURT RTM COMPANY LTD
5-8 PALM COURT RTM COMPANY LTD
ASHA LOGISTIC LTD
DEV PATEL INTERIORS LIMITED
DEVELOPPA PRODUCTS LTD

+8 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 score15/100
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

35.1

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,216m
Crossrail 2 route13,272m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,758 nationally

1,708

Est. population

8,421/km²

61%

Employed

35%

Degree educated

£44,600

Median income

2.3%

Claimant rate

SuburbanHigh densityOwner occupiers / families

49

Community stability

Age profile

23%
23%
21%
17%
16%
Under 1823%
18–3423%
35–4921%
50–6417%
65+16%

Tenure

45%
24%
27%
Own outright45%
Own (mortgage)24%
Private rent27%
Social rent4%
Shared ownership0%

Ethnicity

22%
62%
White British8%
White Other22%
Asian62%
Black3%
Mixed2%
Other4%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine23%
No car household18%
Unemployed4%
No qualifications26%

Housing tenure (Census 2021)

Private rent28%
Social rent4%

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)
15
Largest scheme
34 homes · 408 - 412, 408 - 412, Kenton Road, HA3 9DW
Pipeline pressure
NONE

Named schemes (500m)

Everton Court, 206-228 & 278-292, Everton Court, 206-228 & 278-292, Honeypot Lane, Stanmore, HA7 1DZ10 homes
completed
Haslam House, 304, Haslam House, 304, Honeypot Lane, Stanmore, HA7 1DY9 homes
completed
Everton Court, Everton Court, Honeypot Lane, Stanmore, HA7 1ET8 homes
completed
244A & 244B, 244A & 244B, Streatfield Road, Harrow, HA3 9BX4 homes
completed
Land between to 276/278 Everton Court, Land between to 276/278 Everton Court, Honeypot Lane, Queensbury, HA73 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 9LE

Full postcodeHA3 9LE
Postcode districtHA3
BoroughLondon Borough of Harrow
WardKenton East
Latitude51.591998
Longitude-0.294646
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