Kenton East · Harrow · Harrow East constituency · 51.59337, -0.29459

HA3 9LF— Kenton East, Harrow

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

Strong, well-rated schools nearby

 

Schools 75%Safety 84/100Transport 30/100Yield 4.19%

Best for: Families

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Car-dependent area — limited public transport

Liveability
49
Safety
84
Schools
61
Transport
30
Environment
48
Investment
54

The bottom line

HA3 9LF 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 9LF

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 9LF

🛡️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 9LF 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 · 3 min walk

KS2: 106.8

—

Secondary

Claremont High School

Not yet inspected · Inspected Mar 2025 · 12 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 · 75 min walk

4 primaries · 3 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)

1

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 1.2km

Crime is 37% below London average

Property

Prices, sales volume and market trends

Avg floor area94 m²

EPC breakdown

C
3%
D
9%
E
4%

Based on 16 properties · Confidence: medium

Street mix

Terraced 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£235,000
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)
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

1995–2023 · CAGR

+6.9%

Total change

+547%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.1%

per year

Acceleration

+6.75

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £150k–£175k · 27 sales

Property Type Mix

Total: 27 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£85k£152k+78.8%2.2
Post-dot-com plateau2001–2004£163k£263k+61.5%1.5
Pre-crash peak2005–2007£250k£276k+10.4%2
Help-to-Buy recovery2013–2014£365k£530k+45.2%1
Brexit uncertainty2018–2019£500k£543k+8.5%1
Pandemic surge2021–2021£528k£528k+0%1
Rate-rise correction2023–2023£550k£550k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.8% alpha

Terraced-1.8% α
Local
11.2%
District
13%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing0
Trend Position75

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
7.1 min walk
Kenton

Nearby stations

Queensbury Underground StationJubilee
7 min walk
Kingsbury Underground StationJubilee
18 min walk
Canons Park Underground StationJubilee
20 min walk
Kenton Rail StationLioness
25 min walk
Kenton Underground StationBakerloo
25 min walk
No bus stops within 400m

26

Walkability score

7

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

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed482 Mbps
Median download443 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: 12.1 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 37%
Below average green space

Nearest SSSI: Bentley Priory SSSI — 4.0 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

5 min walk

86%

Recommend GP

86%

Overall GP experience

8

GPs within 1km

3

Dentists within 1km

Nearest hospital · 931 m
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

16

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

3

Convenience

Nearest supermarketTriple A Cash and Carry · 277 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's257 m
Mace296 m
News & Wine317 m
Sugar & Spice Mini Market637 m

Nearby cafes

Joe's Bake and Bite637 m
Centenary Park Café846 m

Nearby restaurants

Just Paratha262 m
Everest Spice327 m
Sugar and Spice Lounge678 m
Chicken Land685 m

Nearby gyms

Centanary Sports840 m

Nearby pharmacies

Tyerest Limited799 m

Nearby health

The Medical Centre389 m
Queensbury Dental Surgery695 m
Kenton Clinic835 m
Food hygiene (5-star)49% of 53

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

259 HONEYPOT LANE STANMORE LIMITED
AJK INVESTMENTS LTD
ASCOTTS PROPERTIES LIMITED
FUJI STUDIOS LTD
K5K TRADING LTD

+6 more

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

23.2

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,309m
Crossrail 2 route13,351m

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)
4
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
QUEENSBURY LODGE, QUEENSBURY LODGE, HONEYPOT LANE, HA7 1DY11 homes
completed
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

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 9LF

Full postcodeHA3 9LF
Postcode districtHA3
BoroughLondon Borough of Harrow
WardKenton East
Latitude51.593373
Longitude-0.294594
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
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