Kenton East · Harrow · Harrow East constituency · 51.58652, -0.29172

HA3 9NP— Kenton East, Harrow

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

Strong, well-rated schools nearby

 

Schools 67%Safety 85/100Transport 25/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
49
Safety
85
Schools
40
Transport
25
Environment
48
Investment
43

The bottom line

HA3 9NP 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 9NP

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 9NP

🛡️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 9NP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

40

Education score

Fair for families
★ Top school within 1km
—

Primary

St Bernadette's Catholic Primary School

Not yet inspected · Inspected Nov 2024 · 4 min walk

KS2: 106.9

—

Secondary

Claremont High School

Not yet inspected · Inspected Mar 2025 · 3 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 · 65 min walk

5 primaries · 3 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)

0

Incidents (5yr)

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

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£4,353/m²
Price per ft²£404/ft²
Avg floor area84.3 m²

EPC breakdown

C
11%
D
12%
E
3%

Based on 26 properties · Confidence: medium

Street mix

Semi 22%Terraced 4%Detached 4%Flat 70%

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£210,750
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
WallsCavity wall, filled cavity
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

1995–2025 · CAGR

+6.6%

Total change

+573%

Market Activity

Price Velocity & Acceleration

Current Velocity

-48.5%

per year

Acceleration

-127.48

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 23 sales

Property Type Mix

Total: 23 sales

Detached4.3%
Semi-detached21.7%
Terraced4.3%
Flat/maisonette69.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£52k£139k+166.8%1.7
Post-dot-com plateau2001–2003£268k£176k-34.3%1.5
Pre-crash peak2005–2007£190k£188k-1.1%2
GFC & correction2010–2010£207k£207k+0%1
Help-to-Buy recovery2013–2016£342k£251k-26.8%1.5
Brexit uncertainty2017–2018£550k£300k-45.5%1
Rate-rise correction2023–2023£380k£380k+0%1
Current market2024–2025£680k£350k-48.5%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.3% alpha

Flat/maisonette-1.3% α
Local
7.5%
District
8.8%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

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
11.2 min walk
South Kenton

Nearby stations

Kingsbury Underground StationJubilee
11 min walk
Queensbury Underground StationJubilee
12 min walk
Preston Road Underground StationMetropolitan
20 min walk
Kenton Underground StationBakerloo
23 min walk
Kenton Rail StationLioness
23 min walk
No bus stops within 400m

7

Walkability score

9

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park727m
Santander docks (800m)0
Nearest cycle dock6.7 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.4 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 28%
Below average green space

Nearest SSSI: Brent Reservoir SSSI — 3.6 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

1 min walk

75%

Recommend GP

75%

Overall GP experience

6

GPs within 1km

3

Dentists within 1km

Nearest hospital · 809 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

15

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Jürgen's Lounge (774 m)

No restaurants within 800m — nearest: Blue Ginger (730 m)

Nearest supermarketTriple A Cash and Carry · 1.1 km
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

Costcutter558 m
Sugar & Spice Mini Market965 m
Hamilton News1.0 km
Wenzel's1.0 km

Nearby cafes

Joe's Bake and Bite974 m

Nearby restaurants

Blue Ginger730 m
Nando's763 m
Everest Spice792 m
Sugar and Spice Lounge963 m

Nearby pubs

Jürgen's Lounge774 m

Nearby pharmacies

Tyerest Limited500 m

Nearby health

Kenton Clinic75 m
Kenton Dental Centre462 m
Queensbury Dental Surgery1.0 km
Food hygiene (5-star)54% of 13

Business

Local businesses registered here

Active businesses
16
New (last 12 months)
7
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

ANISTAR ESTATES LIMITED
ANJANI LOGISTICS LIMITED
ANNAPPURNA DELIGHT LIMITED
ANNAPURNA TS LIMITED
FANDAM LIMITED

+11 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

35.7

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,683m
Crossrail 2 route12,781m

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)
10
Largest scheme
6 homes · Presbytery, 527-529, Presbytery, 527-529, Kenton Road, Harrow, HA3 0UL
Pipeline pressure
NONE

Named schemes (500m)

Presbytery, 527-529, Presbytery, 527-529, Kenton Road, Harrow, HA3 0UL6 homes
completed
1, Clifton Road, Harrow, HA3 9NX3 homes
completed
15, 15, Radley Gardens, Kenton, HA4 9NZ3 homes
completed
498, 498, Kenton Road, Harrow, HA3 9DL2 homes
completed
38, 38, Malvern Gardens, HA3 9PB2 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 9NP

Full postcodeHA3 9NP
Postcode districtHA3
BoroughLondon Borough of Harrow
WardKenton East
Latitude51.586525
Longitude-0.291718
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