Kenton · Brent · Brent West constituency · 51.58539, -0.28635

HA3 9RT— Kenton, Brent

Location and area intelligence for HA3 9RT, Kenton, Brent

Strong, well-rated schools nearby

 

Schools 50%Safety 85/100Transport 33/100Yield 4.47%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
53
Safety
85
Schools
90
Transport
33
Environment
50
Investment
58

The bottom line

HA3 9RT offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers 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.

Check your dealbreakers

Toggle the things that matter to you — see how HA3 9RT scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how HA3 9RT meets your needs.

Location

HA3 9RT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.2% vs London avg
vs London crime-45.0% vs London avg

Deep-dive guides for HA3 9RT

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare HA3 9RT with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How HA3 9RT 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 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 62 min walk

4 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

35.8 incidents per 1,000 residents

Better than 74% of London
→ Stable

-54% vs borough

Crime by type

Violence & sexual offences43%
Other18%
Anti-social behaviour15%
Vehicle crime11%
Burglary6%
Drug offences4%
Robbery3%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 2.2km

Crime is 45% below London average

Property

Prices, sales volume and market trends

Avg floor area110.3 m²

EPC breakdown

C
1%
D
5%
E
1%

Based on 7 properties · Confidence: low

Street mix

Semi 100%

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£275,750
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 EAnnual charge £2,386
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2020 · CAGR

+7.6%

Total change

+520%

Market Activity

Price Velocity & Acceleration

Current Velocity

+65.2%

per year

Acceleration

+62.65

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £250k–£300k · 7 sales

Property Type Mix

Total: 7 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£102k£132k+29.4%1
Post-dot-com plateau2001–2001£290k£290k+0%1
Pre-crash peak2005–2005£280k£280k+0%1
GFC & correction2010–2011£373k£383k+2.5%1
Pandemic surge2020–2020£632k£632k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
6.3 min walk
South Kenton

Nearby stations

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

35

Walkability score

50

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park339m
Santander docks (800m)0
Nearest cycle dock6.4 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 5G96%

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: 11.1 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 25%
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

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°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

PRESTON HILL SURGERY

121 PRESTON HILL, KENTON, HA3 9SN

8 min walk

77%

Recommend GP

77%

Overall GP experience

7

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 646 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

25

Parks (1km)

5

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: J.J. Moon's (448 m)

Nearest supermarketTesco Express · 354 m
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
981 licensed premises in borough386 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.5km

Post office

Nearby shops

Prahova400 m
Kingsbury Halal Butchers407 m
Tariq Halal Butchers419 m
Mepani News526 m

Nearby cafes

Ragulan472 m
Costa482 m
Shake Time499 m
Joe's Bake and Bite1.0 km

Nearby restaurants

Nando's374 m
Pepe's395 m
Hot Spott414 m
Sam's Chicken432 m

Nearby pubs

J.J. Moon's448 m
Hennessys471 m
Jürgen's Lounge551 m

Nearby gyms

FitnessFirst447 m

Nearby pharmacies

Boots636 m

Nearby health

Kenton Dental Centre69 m
Kenton Clinic425 m
Queensbury Dental Surgery1.1 km
Food hygiene (5-star)54% of 43

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Registered businesses

A.K. FLEET SERVICES LIMITED
KDDION LTD
TYCOON SALES LTD

Investment

Investment grade, yield and market outlook

58

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
4.5% (average)London avg: 3.8%Above average yield
Gentrification score17/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

29.7

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,311m
Crossrail 2 route12,396m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,003 nationally

3,155

Est. population

6,831/km²

61%

Employed

39%

Degree educated

£41,500

Median income

2.7%

Claimant rate

SuburbanMedium densityOwner occupiers / families

47

Community stability

Age profile

19%
24%
22%
18%
17%
Under 1819%
18–3424%
35–4922%
50–6418%
65+17%

Tenure

43%
23%
30%
Own outright43%
Own (mortgage)23%
Private rent30%
Social rent5%
Shared ownership0%

Ethnicity

23%
51%
White British12%
White Other23%
Asian51%
Black5%
Mixed2%
Other6%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine17%
No car household18%
Unemployed3%
No qualifications24%

Housing tenure (Census 2021)

Private rent30%
Social rent5%

vs. London

Income vs London-1.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
69
Largest scheme
149 homes · Alpine House, Alpine House, Honeypot Lane, Westmoreland Road, London, NW9 9RX
Pipeline pressure
NONE

Named schemes (500m)

1-3, 1-3, The Mall, Harrow, HA3143 homes
completed
Kingsbury Police Station, 5, Kingsbury Police Station, 5, The Mall, Harrow,, HA3 9DR9 homes
completed
Land next to 92, Land next to 92, The Mall, Harrow, HA33 homes
completed
1, Clifton Road, Harrow, HA3 9NX3 homes
completed
55-57, 55-57, Ruskin Gardens, HA3 9PY3 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
18.0%
Election year
2022
MP
Barry Gardiner (Labour)
MP majority
3,793
Constituency
Brent West

Councillors

Sunita HiraniConservative
Suresh KansagraConservative
Michael David MauriceConservative

Live in HA3 9RT? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for HA3 9RT.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Brent with nearby boroughs:

Brent vs EalingBrent vs CamdenBrent vs Harrow

Similar postcodes

Frequently asked questions

📍 Track HA3 9RT

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for HA3 9RT

Full postcodeHA3 9RT
Postcode districtHA3
BoroughLondon Borough of Brent
WardKenton
Latitude51.585385
Longitude-0.286348
Parliamentary constituencyBrent West
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