Kenton East · Harrow · Harrow East constituency · 51.59161, -0.29177

HA3 9PG— Kenton East, Harrow

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

Strong, well-rated schools nearby

 

Schools 75%Safety 83/100Transport 32/100Yield 4.19%⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
49
Safety
83
Schools
45
Transport
32
Environment
48
Investment
54

The bottom line

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

The catches: 55 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 9PG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.2% vs London avg
vs London crime-21.0% vs London avg

Deep-dive guides for HA3 9PG

🛡️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 9PG 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 · 4 min walk

KS2: 106.9

—

Secondary

Claremont High School

Not yet inspected · Inspected Mar 2025 · 10 min walk

P8: +0.59A8: 55.6

75% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Below London average

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 72 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

51.6 incidents per 1,000 residents

Better than 61% of London
→ Stable

-10% vs borough

Crime by type

Other28%
Violence & sexual offences27%
Anti-social behaviour14%
Drug offences9%
Theft8%
Vehicle crime8%
Burglary3%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 1.4km

Crime is 21% below London average

Property

Prices, sales volume and market trends

Avg floor area84.3 m²

EPC breakdown

C
7%
D
12%
E
4%
F
2%

Based on 25 properties · Confidence: medium

Street mix

Semi 19%Terraced 49%Flat 27%Other 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

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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 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

1995–2023 · CAGR

+7.5%

Total change

+658%

Market Activity

Price Velocity & Acceleration

Current Velocity

+100.0%

per year

Acceleration

+150.98

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £500k–£600k · 35 sales

Property Type Mix

Total: 35 sales

Semi-detached20%
Terraced51.4%
Flat/maisonette28.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£66k£152k+130.3%3
Post-dot-com plateau2001–2004£171k£250k+46.2%1.2
Pre-crash peak2005–2005£156k£156k+0%3
GFC & correction2008–2010£152k£250k+64.4%1
Help-to-Buy recovery2015–2016£485k£160k-67%1
Brexit uncertainty2017–2018£408k£510k+25.2%1.5
Rate-rise correction2022–2023£250k£500k+100%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.2% alpha

Terraced+0.2% α
Local
7.6%
District
7.4%

CAGR over 27yr 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
5.8 min walk
Kenton

Nearby stations

Queensbury Underground StationJubilee
6 min walk
Kingsbury Underground StationJubilee
15 min walk
Canons Park Underground StationJubilee
23 min walk
Kenton Underground StationBakerloo
26 min walk
Kenton Rail StationLioness
26 min walk
No bus stops within 400m

24

Walkability score

15

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

2

Car parks (800m)

1

EV chargers (800m)

Nearest car park479m
Santander docks (800m)0
Nearest cycle dock7.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed493 Mbps
Median download447 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 AONB8% green spaceTree canopy: 28%
Below average green space

Nearest SSSI: Bentley Priory SSSI — 4.3 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

8 min walk

75%

Recommend GP

75%

Overall GP experience

7

GPs within 1km

5

Dentists within 1km

Nearest hospital · 691 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

18

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Jürgen's Lounge (759 m)

Nearest supermarketTriple A Cash and Carry · 517 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)

2.1km

Post office

Nearby shops

Wenzel's524 m
Sugar & Spice Mini Market526 m
Mace557 m
Hamilton News583 m

Nearby cafes

Joe's Bake and Bite531 m

Nearby restaurants

Everest Spice252 m
Just Paratha530 m
Sugar and Spice Lounge550 m
Maruthi Rice and Curry557 m

Nearby pubs

Jürgen's Lounge759 m

Nearby pharmacies

Tyerest Limited737 m

Nearby health

Queensbury Dental Surgery600 m
Kenton Clinic627 m
The Medical Centre664 m
Kenton Dental Centre836 m
Food hygiene (5-star)53% of 59

Business

Local businesses registered here

Active businesses
29
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
17
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

ABLEWHITE LTD
ACEMATE LTD
ALGORITHMIX LIMITED
ALIVAS ELECTRICAL SERVICES LTD
AS LEARNING PLUS LIMITED

+15 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 / transient

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

20.8

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,034m
Crossrail 2 route13,081m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,425 nationally

1,667

Est. population

15,502/km²

57%

Employed

35%

Degree educated

£44,600

Median income

3.3%

Claimant rate

SuburbanVery high densityMixed

42

Community stability

Age profile

21%
24%
21%
17%
17%
Under 1821%
18–3424%
35–4921%
50–6418%
65+17%

Tenure

30%
19%
30%
21%
Own outright30%
Own (mortgage)19%
Private rent30%
Social rent21%
Shared ownership1%
Rent free0%

Ethnicity

21%
55%
White British10%
White Other21%
Asian55%
Black6%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine21%
No car household29%
Unemployed5%
No qualifications29%

Housing tenure (Census 2021)

Private rent30%
Social rent21%

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
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)

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
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 9PG

Full postcodeHA3 9PG
Postcode districtHA3
BoroughLondon Borough of Harrow
WardKenton East
Latitude51.591615
Longitude-0.291773
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