Kenton East · Harrow · Harrow East constituency · 51.58931, -0.29140

HA3 9PB— Kenton East, Harrow

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

Strong, well-rated schools nearby

 

Schools 75%Safety 88/100Transport 28/100Yield 4.19%⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
50
Safety
88
Schools
45
Transport
28
Environment
48
Investment
57

The bottom line

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

The catches: 56 min to london bridge — above average for this zone and 10 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA3 9PB

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-63.0% vs London avg

Deep-dive guides for HA3 9PB

🛡️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 9PB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

45

Education score

Fair for families
★ Top school within 1km
—

Primary

St Bernadette's Catholic Primary School

Not yet inspected · Inspected Nov 2024 · 1 min walk

KS2: 106.9

—

Secondary

Claremont High School

Not yet inspected · Inspected Mar 2025 · 7 min walk

P8: +0.59A8: 55.6

75% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Below London average

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 68 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

23.8 incidents per 1,000 residents

Better than 83% of London
→ Stable

-59% vs borough

Crime by type

Violence & sexual offences26%
Other19%
Vehicle crime17%
Drug offences14%
Burglary10%
Anti-social behaviour7%
Theft5%
Robbery2%

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) · 1.7km

Crime is 63% below London average

Property

Prices, sales volume and market trends

Avg floor area92.8 m²

EPC breakdown

C
3%
D
10%
E
4%

Based on 17 properties · Confidence: medium

Street mix

Semi 24%Terraced 62%Flat 14%

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£232,000
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

1996–2017 · CAGR

+6.7%

Total change

+287%

Market Activity

Price Velocity & Acceleration

Current Velocity

-33.5%

per year

Acceleration

-127.87

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £75k–£100k · 21 sales

Property Type Mix

Total: 21 sales

Semi-detached23.8%
Terraced61.9%
Flat/maisonette14.3%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£83k£250k+203%2
Post-dot-com plateau2001–2004£185k£205k+10.8%1.8
Pre-crash peak2007–2007£308k£308k+0%1
GFC & correction2008–2011£250k£247k-1.2%1
Help-to-Buy recovery2015–2015£480k£480k+0%1
Brexit uncertainty2017–2017£319k£319k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+5.8% alpha

Terraced+5.8% α
Local
18.7%
District
12.9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

68out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing4
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
7.8 min walk
South Kenton

Nearby stations

Queensbury Underground StationJubilee
8 min walk
Kingsbury Underground StationJubilee
13 min walk
Preston Road Underground StationMetropolitan
24 min walk
Kenton Underground StationBakerloo
24 min walk
Kenton Rail StationLioness
25 min walk
No bus stops within 400m

12

Walkability score

13

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

2

Car parks (800m)

1

EV chargers (800m)

Nearest car park571m
Santander docks (800m)0
Nearest cycle dock6.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed485 Mbps
Median download444 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 waterLOW
Low
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: 11.6 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Brent Reservoir SSSI — 3.7 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

4

Dentists within 1km

Nearest hospital · 667 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

17

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Jürgen's Lounge (688 m)

Nearest supermarketTriple A Cash and Carry · 767 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)

1.9km

Post office

Nearby shops

Costcutter624 m
Sugar & Spice Mini Market688 m
Hamilton News752 m
Wenzel's760 m

Nearby cafes

Joe's Bake and Bite696 m

Nearby restaurants

Everest Spice484 m
Sugar and Spice Lounge695 m
Maruthi Rice and Curry701 m
Chicken Land758 m

Nearby pubs

Jürgen's Lounge688 m

Nearby pharmacies

Tyerest Limited596 m

Nearby health

Kenton Clinic375 m
Kenton Dental Centre615 m
Queensbury Dental Surgery765 m
The Medical Centre872 m
Food hygiene (5-star)52% of 25

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ANDRICI LTD
NECULA LTD

Investment

Investment grade, yield and market outlook

57

Investment score

Good

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

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

22.4

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,854m
Crossrail 2 route12,922m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,862 nationally

1,763

Est. population

12,717/km²

62%

Employed

34%

Degree educated

£44,600

Median income

4.3%

Claimant rate

SuburbanHigh densityMixed

40

Community stability

Age profile

21%
27%
21%
18%
13%
Under 1821%
18–3427%
35–4921%
50–6418%
65+13%

Tenure

32%
22%
39%
Own outright32%
Own (mortgage)22%
Private rent39%
Social rent6%
Shared ownership1%
Rent free1%

Ethnicity

24%
53%
White British11%
White Other24%
Asian53%
Black4%
Mixed2%
Other7%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine21%
No car household28%
Unemployed3%
No qualifications27%

Housing tenure (Census 2021)

Private rent39%
Social rent6%

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)
10

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
3
Largest scheme
14 homes · Freetrade House, Freetrade House, Lowther Road, HA7 1EP
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
626, 626, Kenton Road, Harrow, HA3 9NR2 homes
completed
13, 13, Winchester Road, Harrow, HA3 9PD2 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 9PB

Full postcodeHA3 9PB
Postcode districtHA3
BoroughLondon Borough of Harrow
WardKenton East
Latitude51.589307
Longitude-0.291397
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