Kenton · Brent · Brent West constituency · 51.58334, -0.28886

HA3 9SE— Kenton, Brent

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

One of London's quieter, safer enclaves

 

Schools 50%Safety 76/100Transport 31/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
46
Safety
76
Schools
30
Transport
31
Environment
48
Investment
46

The bottom line

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

The catches: 50 min to london bridge — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

HA3 9SE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: GoodInvestment 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 9SE

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

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Postcode Personality

🔒 Very Safe

“One of London's quieter, safer enclaves”

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How HA3 9SE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

30

Education score

Poor for families
—

Primary

St Bernadette's Catholic Primary School

Not yet inspected · Inspected Nov 2024 · 8 min walk

KS2: 106.9

—

Secondary

Claremont High School

Not yet inspected · Inspected Mar 2025 · 5 min walk

P8: +0.59A8: 55.6

50% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 60 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

94.2 incidents per 1,000 residents

Higher crime than 71% of London
→ Stable

+22% vs borough

Crime by type

Other34%
Anti-social behaviour23%
Violence & sexual offences18%
Vehicle crime7%
Theft5%
Burglary5%
Drug offences5%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 2.3km

Crime is +45% above 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£5,606/m²
Price per ft²£521/ft²
Avg floor area111.5 m²

EPC breakdown

D
14%
E
3%
F
1%

Based on 18 properties · Confidence: medium

Street mix

Semi 84%Terraced 16%

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£278,750
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

1996–2025 · CAGR

+6.3%

Total change

+485%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.6%

per year

Acceleration

-50.26

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £600k–£700k · 37 sales

Property Type Mix

Total: 37 sales

Semi-detached83.8%
Terraced16.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£106k£190k+79.2%3.2
Post-dot-com plateau2001–2004£245k£285k+16.3%1.8
Pre-crash peak2005–2006£293k£327k+11.4%2
GFC & correction2010–2010£360k£360k+0%1
Help-to-Buy recovery2014–2015£500k£525k+5%1.5
Brexit uncertainty2017–2019£645k£470k-27.1%1
Pandemic surge2021–2021£525k£525k+0%1
Current market2024–2025£718k£620k-13.6%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.5% alpha

Semi-detached-0.5% α
Local
8.8%
District
9.3%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
8.6 min walk
South Kenton

Nearby stations

Kingsbury Underground StationJubilee
9 min walk
Queensbury Underground StationJubilee
15 min walk
Preston Road Underground StationMetropolitan
17 min walk
Kenton Underground StationBakerloo
24 min walk
Kenton Rail StationLioness
24 min walk
No bus stops within 400m

15

Walkability score

10

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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park550m
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 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: 11.1 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 34%
Below 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

5 min walk

77%

Recommend GP

77%

Overall GP experience

7

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 930 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: J.J. Moon's (631 m)

No restaurants within 800m — nearest: Nando's (577 m)

Nearest supermarketTesco Express · 571 m
4 tennis courts

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)

1.3km

Post office

Nearby shops

Prahova601 m
Kingsbury Halal Butchers608 m
Tariq Halal Butchers619 m
Mepani News714 m

Nearby cafes

Ragulan672 m
Costa683 m
Shake Time701 m

Nearby restaurants

Nando's577 m
Pepe's596 m
Hot Spott614 m
Sam's Chicken632 m

Nearby pubs

J.J. Moon's631 m
Hennessys656 m
Jürgen's Lounge837 m

Nearby gyms

FitnessFirst655 m

Nearby pharmacies

Tyerest Limited792 m

Nearby health

Kenton Dental Centre321 m
Kenton Clinic384 m
Food hygiene (5-star)38% of 16

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

A R INSTALLATION LTD
AKAHY LIMITED
AR CONSTRUCTION LTD
ERNE SERVICES LTD
H.A. INSURANCE AND MANAGEMENT SERVICES LIMITED

+4 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
£1,600London avg: £1,950/mo
Gross yield
4.5% (average)London avg: 3.8%Above average yield
Gentrification score14/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

30.8

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,313m
Crossrail 2 route12,433m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,300 nationally

1,625

Est. population

7,159/km²

59%

Employed

41%

Degree educated

£41,500

Median income

4.7%

Claimant rate

SuburbanHigh densityEstablished mixed

45

Community stability

Age profile

21%
23%
22%
17%
17%
Under 1821%
18–3423%
35–4922%
50–6417%
65+17%

Tenure

35%
24%
32%
Own outright35%
Own (mortgage)24%
Private rent32%
Social rent9%
Shared ownership0%

Ethnicity

20%
54%
White British8%
White Other20%
Asian54%
Black7%
Mixed1%
Other10%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine18%
No car household24%
Unemployed5%
No qualifications24%

Housing tenure (Census 2021)

Private rent32%
Social rent9%

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)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
14
Largest scheme
143 homes · 1-3, 1-3, The Mall, Harrow, HA3
Pipeline pressure
NONE

Named schemes (500m)

Land next to 92, Land next to 92, The Mall, Harrow, HA33 homes
completed
1A, 1A, Dorchester Way, Harrow, HA3 9RF3 homes
completed
1, Clifton Road, Harrow, HA3 9NX3 homes
completed
626, 626, Kenton Road, Harrow, HA3 9NR2 homes
completed
38, 38, St Pauls Avenue, Harrow, HA3 9PR2 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

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Key facts for HA3 9SE

Full postcodeHA3 9SE
Postcode districtHA3
BoroughLondon Borough of Brent
WardKenton
Latitude51.583345
Longitude-0.288864
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