Kenton East · Harrow · Harrow East constituency · 51.59062, -0.28712

HA3 9PT— Kenton East, Harrow

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

Strong, well-rated schools nearby

 

Schools 80%Safety 83/100Transport 37/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
54
Safety
83
Schools
90
Transport
37
Environment
49
Investment
43

The bottom line

HA3 9PT offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: 48 min to london bridge — above average for this zone and 9 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA3 9PT

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 9PT

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How HA3 9PT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent 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

Canons High School

Good · Inspected Jan 2023 · 12 min walk

P8: -0.04A8: 48.1

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 69 min walk

4 primaries · 3 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)

5

Incidents (5yr)

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

Crime is 21% 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£7,712/m²
Price per ft²£716/ft²
Avg floor area78.5 m²

EPC breakdown

C
9%
D
21%
E
6%
F
1%

Based on 37 properties · Confidence: high

Street mix

Semi 18%Terraced 71%Flat 11%

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£196,250
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, 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

1995–2026 · CAGR

+7.5%

Total change

+841%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.3%

per year

Acceleration

-78.02

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £175k–£200k · 44 sales

Property Type Mix

Total: 44 sales

Semi-detached18.2%
Terraced70.5%
Flat/maisonette11.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£64k£106k+66.3%1.3
Post-dot-com plateau2001–2004£158k£249k+58.1%3
Pre-crash peak2005–2007£250k£305k+21.8%3
GFC & correction2008–2011£235k£318k+35.3%1.2
Help-to-Buy recovery2013–2016£250k£498k+99%1
Brexit uncertainty2017–2019£565k£545k-3.5%1
Pandemic surge2021–2021£412k£412k+0%1
Rate-rise correction2022–2023£671k£273k-59.3%1
Current market2024–2026£525k£600k+14.3%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+2.3% alpha

Weakest performer

Terraced

+1.5% alpha

Semi-detached+2.3% α
Local
12.3%
District
10%
Terraced+1.5% α
Local
13.4%
District
11.9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Queensbury Underground StationJubilee line
4.8 min walk
South Kenton

Nearby stations

Queensbury Underground StationJubilee
5 min walk
Kingsbury Underground StationJubilee
11 min walk
Canons Park Underground StationJubilee
25 min walk
Burnt Oak Underground StationNorthern
26 min walk
Preston Road Underground StationMetropolitan
27 min walk
No bus stops within 400m

18

Walkability score

24

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★48 min
Victoria50 min ↑
Waterloo50 min ↑
Canary Wharf58 min ↑
City55 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

4

Car parks (800m)

1

EV chargers (800m)

Nearest car park260m
Santander docks (800m)0
Nearest cycle dock6.7 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed492 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: 11.5 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Brent Reservoir SSSI — 3.5 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

8

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 357 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

18

Parks (1km)

6

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Jürgen's Lounge (418 m)

Nearest supermarketTesco Express · 719 m
1 tennis courts1 sports halls

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

Sugar & Spice Mini Market423 m
Hamilton News487 m
Food 4 Less503 m
Prahova772 m

Nearby cafes

Joe's Bake and Bite433 m
Ragulan812 m
Costa816 m
Shake Time823 m

Nearby restaurants

Everest Spice379 m
Sugar and Spice Lounge412 m
Maruthi Rice and Curry417 m
Chicken Land491 m

Nearby pubs

Jürgen's Lounge418 m
J.J. Moon's829 m
Hennessys841 m

Nearby gyms

FitnessFirst780 m

Nearby health

Queensbury Dental Surgery496 m
Kenton Dental Centre610 m
Kenton Clinic631 m
mydentist909 m
Food hygiene (5-star)43% of 42

Business

Local businesses registered here

Active businesses
29
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
21
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

AP PROJECTS LTD
ARTS ADVANCE LTD
COREPEOPLE CONSULTING LTD
D-NMART LIMITED
DEEPMARK LTD

+15 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 score14/100
Right-to-buy sales (5yr)Owner-occupier growth signal79
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

31.5

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,714m
Crossrail 2 route12,750m

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)
9

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
70
Largest scheme
194 homes · Car Park North East of Morrisons, Honeypot Lane, NW9 & Vacant Land at the junction of Westmoreland Road, NW9 and Cumberland Road, Stanmore, HA7, Car Park North East of Morrisons
Pipeline pressure
NONE

Named schemes (500m)

Car Park North East of Morrisons, Honeypot Lane, NW9 & Vacant Land at the junction of Westmoreland Road, NW9 and Cumberland Road, Stanmore, HA7, Car Park North East of Morrisons194 homes
completed
Alpine House, Alpine House, Honeypot Lane, Westmoreland Road, London, NW9 9RX149 homes
completed
The Willows, 136 Honeypot Lane, London, NW9 9QA, 136 The Willows61 homes
completed
Freetrade House, Freetrade House, Lowther Road, HA7 1EP14 homes
completed
55-57, 55-57, Ruskin Gardens, HA3 9PY3 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 9PT

Full postcodeHA3 9PT
Postcode districtHA3
BoroughLondon Borough of Harrow
WardKenton East
Latitude51.590621
Longitude-0.287118
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