Kenton · Brent · Brent West constituency · 51.58040, -0.28680

HA3 9TH— Kenton, Brent

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

The family fortress

 

Schools 100%Safety 85/100Transport 30/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
85
Schools
90
Transport
30
Environment
76
Investment
46

The bottom line

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

The catch: 50 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA3 9TH

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 9TH

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How HA3 9TH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Sinai Jewish Primary School

Not yet inspected · Inspected Nov 2024 · 4 min walk

KS2: 107.0

★★

Secondary

JFS

Good · Inspected Apr 2022 · 5 min walk

P8: +1.19A8: 64.1

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 56 min walk

3 primaries · 2 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 2.7km

Crime is 45% 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£5,703/m²
Price per ft²£530/ft²
Avg floor area103.6 m²

EPC breakdown

C
4%
D
6%

Based on 10 properties · Confidence: medium

Street mix

Semi 67%Flat 33%

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£259,000
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

1995–2025 · CAGR

+8.1%

Total change

+928%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.4%

per year

Acceleration

-35.40

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 9 sales

Property Type Mix

Total: 9 sales

Semi-detached66.7%
Flat/maisonette33.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£55k£128k+133.9%1.3
GFC & correction2008–2008£241k£241k+0%1
Help-to-Buy recovery2015–2016£217k£500k+130.1%1
Brexit uncertainty2019–2019£625k£625k+0%1
Current market2025–2025£560k£560k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
8.9 min walk
South Kenton

Nearby stations

Kingsbury Underground StationJubilee
9 min walk
Preston Road Underground StationMetropolitan
14 min walk
Queensbury Underground StationJubilee
19 min walk
South Kenton Underground StationBakerloo
23 min walk
South Kenton Rail StationLioness
24 min walk
No bus stops within 400m

17

Walkability score

35

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 park643m
Santander docks (800m)0
Nearest cycle dock6.2 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 40%
More green space than 99% of London

Nearest SSSI: Brent Reservoir SSSI — 3.0 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): 2

Landslide susceptibility: Medium

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

2 min walk

77%

Recommend GP

77%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 1.2 km
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

45

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 (665 m)

No restaurants within 800m — nearest: Nando's (653 m)

Nearest supermarketTesco Express · 666 m
3 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)

1.0km

Post office

Nearby shops

Prahova667 m
Kingsbury Halal Butchers672 m
Tariq Halal Butchers680 m
Mepani News737 m

Nearby cafes

Ragulan720 m
Costa730 m
Shake Time746 m

Nearby restaurants

Nando's653 m
Pepe's664 m
Hot Spott676 m
Sam's Chicken689 m

Nearby pubs

J.J. Moon's665 m
Hennessys686 m
the fléadh989 m
Jürgen's Lounge1.1 km

Nearby gyms

FitnessFirst719 m

Nearby pharmacies

Boots868 m

Nearby health

Kenton Dental Centre548 m
Kenton Clinic734 m
VS Dental Care Centre956 m
Food hygiene (5-star)43% of 21

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
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

BHAVESH LTD
D M G PROJECT MANAGEMENT SERVICES LTD
MAYANK MANAGEMENT SERVICES LTD
SANDY SOFTWARE LIMITED

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 score15/100
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

37.9

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,003m
Crossrail 2 route12,149m

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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
13
Largest scheme
143 homes · 1-3, 1-3, The Mall, Harrow, HA3
Pipeline pressure
NONE

Named schemes (500m)

FORMER ABBEY NATIONAL SPORTS GROUND, FORMER ABBEY NATIONAL SPORTS GROUND, THE MALL, HA3 9UA92 homes
completed
Garages rear of, Garages rear of, Magnolia Court, Maylane, Harrow, HA37 homes
completed
226 & 228, 226 & 228, The Mall, Harrow, HA3 9TZ5 homes
completed
Land next to 92, Land next to 92, The Mall, Harrow, HA33 homes
completed
1A, 1A, Dorchester Way, Harrow, HA3 9RF3 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 9TH

Full postcodeHA3 9TH
Postcode districtHA3
BoroughLondon Borough of Brent
WardKenton
Latitude51.580401
Longitude-0.286795
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