Kenton East · Harrow · Harrow East constituency · 51.58671, -0.28454

HA3 9QS— Kenton East, Harrow

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

Strong, well-rated schools nearby

 

Schools 67%Safety 88/100Transport 34/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
55
Safety
88
Schools
90
Transport
34
Environment
50
Investment
46

The bottom line

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

The catches: 50 min to london bridge — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA3 9QS

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 9QS

🛡️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 9QS 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 · 6 min walk

KS2: 106.9

★★

Secondary

JFS

Good · Inspected Apr 2022 · 8 min walk

P8: +1.19A8: 64.1

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 63 min walk

6 primaries · 3 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 2.1km

Crime is 63% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£6,996/m²
Price per ft²£650/ft²
Avg floor area76.7 m²

EPC breakdown

C
8%
D
12%
E
2%
G
1%

Based on 23 properties · Confidence: medium

Street mix

Semi 15%Terraced 73%Flat 12%

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£191,750
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

1995–2025 · CAGR

+6.5%

Total change

+556%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.1%

per year

Acceleration

-43.22

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £75k–£100k · 33 sales

Property Type Mix

Total: 33 sales

Semi-detached15.2%
Terraced72.7%
Flat/maisonette12.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£80k£153k+91.2%1.2
Post-dot-com plateau2001–2004£173k£275k+58.7%2.2
Pre-crash peak2005–2007£249k£338k+35.6%2
GFC & correction2009–2012£300k£315k+5%1
Help-to-Buy recovery2013–2016£244k£495k+102.9%1
Brexit uncertainty2017–2017£536k£536k+0%1
Pandemic surge2020–2020£490k£490k+0%1
Rate-rise correction2022–2022£415k£415k+0%1
Current market2024–2025£565k£525k-7.1%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.4% alpha

Terraced+1.4% α
Local
13.2%
District
11.8%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Kingsbury Underground StationJubilee line
5.4 min walk
South Kenton

Nearby stations

Kingsbury Underground StationJubilee
6 min walk
Queensbury Underground StationJubilee
11 min walk
Preston Road Underground StationMetropolitan
22 min walk
Burnt Oak Underground StationNorthern
29 min walk
Kenton Underground StationBakerloo
29 min walk
No bus stops within 400m

38

Walkability score

70

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★50 min
Victoria53 min ↑
Waterloo53 min ↑
Canary Wharf60 min ↑
City57 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)

0

EV chargers (800m)

Nearest car park275m
Santander docks (800m)0
Nearest cycle dock6.4 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

93%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed472 Mbps
Median download439 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: 11.1 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 13%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 3.2 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

THE FRYENT WAY SURGERY

22 FRYENT WAY, KINGSBURY, NW9 9SB

6 min walk

70%

Recommend GP

70%

Overall GP experience

4

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 459 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

24

Parks (1km)

6

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Jürgen's Lounge (358 m)

Nearest supermarketTesco Express · 277 m
4 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

1

Libraries (1km)

0

Cinemas (2km)

1.7km

Post office

Nearby shops

Prahova333 m
Kingsbury Halal Butchers338 m
Tariq Halal Butchers348 m
Mepani News450 m

Nearby cafes

Ragulan391 m
Costa399 m
Shake Time412 m
Joe's Bake and Bite857 m

Nearby restaurants

Nando's310 m
Pepe's328 m
Hot Spott344 m
Sam's Chicken358 m

Nearby pubs

Jürgen's Lounge358 m
J.J. Moon's390 m
Hennessys408 m

Nearby gyms

FitnessFirst360 m

Nearby pharmacies

Boots530 m

Nearby health

Kenton Dental Centre173 m
Kenton Clinic551 m
Queensbury Dental Surgery905 m
Food hygiene (5-star)47% of 71

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

BIG BLACKCAB EVENTS LIMITED
CLOUDM LIMITED
DUGGU LIMITED
ELITE AUTO PROTECT LTD
FLAMINO’S HOLDINGS LIMITED

+10 more

Investment

Investment grade, yield and market outlook

46

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 score16/100
Right-to-buy sales (5yr)Owner-occupier growth signal79
Sales last 12 months0

Rental market

High

Demand

Low

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

40.9

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,302m
Crossrail 2 route12,366m

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
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

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)

Alpine House, Alpine House, Honeypot Lane, Westmoreland Road, London, NW9 9RX149 homes
completed
1-3, 1-3, The Mall, Harrow, HA3143 homes
completed
NEW KINGSBURY HOSPITAL, 106, NEW KINGSBURY HOSPITAL, 106, Honeypot Lane, Kingsbury, NW9 9QJ121 homes
completed
The Willows, 136 Honeypot Lane, London, NW9 9QA, 136 The Willows61 homes
completed
Prince Of Wales PH, Prince Of Wales PH, Kingsbury Road, NW9 9HR44 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 9QS

Full postcodeHA3 9QS
Postcode districtHA3
BoroughLondon Borough of Harrow
WardKenton East
Latitude51.586708
Longitude-0.284537
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