Kenton East · Harrow · Harrow East constituency · 51.58897, -0.29545

HA3 9LY— Kenton East, Harrow

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

The family fortress

 

Schools 67%Safety 80/100Transport 26/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
48
Safety
80
Schools
56
Transport
26
Environment
53
Investment
44

The bottom line

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

The catch: 56 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA3 9LY

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 9LY

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How HA3 9LY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

56

Education score

Good for families
★ Top school within 1km
★

Primary

Glebe Primary School

Requires Improvement · Inspected Oct 2023 · 4 min walk

KS2: 106.8

—

Secondary

Claremont High School

Not yet inspected · Inspected Mar 2025 · 6 min walk

P8: +0.59A8: 55.6

67% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Below London average

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 69 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 1.6km

Crime is +2% above 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£6,955/m²
Price per ft²£646/ft²
Avg floor area92.1 m²

EPC breakdown

C
3%
D
10%
E
2%

Based on 15 properties · Confidence: medium

Street mix

Semi 44%Terraced 56%

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£230,250
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, 75 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

1996–2024 · CAGR

+7.1%

Total change

+574%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.0%

per year

Acceleration

-40.25

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £125k–£150k · 27 sales

Property Type Mix

Total: 27 sales

Semi-detached44.4%
Terraced55.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£86k£181k+109.9%2.5
Post-dot-com plateau2001–2004£243k£250k+2.9%1
Pre-crash peak2005–2007£292k£425k+45.3%1.5
GFC & correction2009–2010£146k£395k+171.5%1.5
Help-to-Buy recovery2016–2016£475k£475k+0%1
Brexit uncertainty2018–2019£565k£280k-50.4%1
Pandemic surge2021–2021£320k£320k+0%1
Rate-rise correction2022–2022£500k£500k+0%1
Current market2024–2024£580k£580k+0%3

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+9% alpha

Weakest performer

Terraced

+0.2% alpha

Semi-detached+9% α
Local
22.9%
District
13.9%
Terraced+0.2% α
Local
6.7%
District
6.5%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing5
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
10.4 min walk
Kenton

Nearby stations

Queensbury Underground StationJubilee
11 min walk
Kingsbury Underground StationJubilee
16 min walk
Kenton Underground StationBakerloo
21 min walk
Kenton Rail StationLioness
21 min walk
KentonNational Rail
21 min walk
No bus stops within 400m

11

Walkability score

6

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: 11.8 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 10%
More green space than 78% of London

Nearest SSSI: Bentley Priory SSSI — 4.4 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

5 min walk

75%

Recommend GP

75%

Overall GP experience

7

GPs within 1km

3

Dentists within 1km

Nearest hospital · 950 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

17

Parks (1km)

2

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 (639 m)

Nearest supermarketTriple A Cash and Carry · 767 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)

1.8km

Post office

Nearby shops

Costcutter357 m
Wenzel's727 m
Mace771 m
News & Wine781 m

Nearby restaurants

Blue Ginger514 m
Everest Spice639 m
Just Paratha729 m

Nearby pubs

The New Moon639 m

Nearby gyms

Kenton Sports Club745 m

Nearby pharmacies

Tyerest Limited348 m

Nearby health

Kenton Clinic393 m
The Medical Centre773 m
Kenton Dental Centre812 m
Food hygiene (5-star)60% of 60

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

ATL HOUSING SOLUTIONS LTD
BHARN LTD
ILOCKSMITHS.LONDON LTD
PC TECH INTERNATIONAL LIMITED
THE CRYSTAL CUBE LTD

+1 more

Investment

Investment grade, yield and market outlook

44

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 months0

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

4/100

Velocity score

Future outlook

37.9

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,054m
Crossrail 2 route13,143m

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)
0

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)

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
Mangalore, 1 Gooseacre Lane, Harrow, HA3 0XZ3 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 9LY

Full postcodeHA3 9LY
Postcode districtHA3
BoroughLondon Borough of Harrow
WardKenton East
Latitude51.588971
Longitude-0.295452
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