Kenton · Brent · Brent West constituency · 51.57831, -0.28276

HA3 9TR— Kenton, Brent

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

The family fortress

 

Schools 100%Safety 85/100Transport 27/100Yield 4.47%

Best for: Families

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

Liveability
54
Safety
85
Schools
90
Transport
27
Environment
76
Investment
54

The bottom line

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

The catch: 56 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA3 9TR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.0% vs London avg
vs London crime-43.0% vs London avg

Deep-dive guides for HA3 9TR

🛡️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 9TR 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 · 2 min walk

KS2: 107.0

★★

Secondary

JFS

Good · Inspected Apr 2022 · 4 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 · 52 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

36.8 incidents per 1,000 residents

Better than 73% of London
→ Stable

-52% vs borough

Crime by type

Violence & sexual offences35%
Anti-social behaviour26%
Other23%
Drug offences8%
Robbery3%
Theft2%
Vehicle crime2%
Burglary2%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 3.0km

Crime is 43% below London average

Property

Prices, sales volume and market trends

Avg floor area82.1 m²

EPC breakdown

C
6%
D
21%
E
4%
F
3%

Based on 34 properties · Confidence: high

Street mix

Semi 77%Terraced 5%Detached 5%Flat 14%

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£205,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsSystem built, as built, no insulation (assumed)
RoofPitched, 250 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,952
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+6.1%

Total change

+400%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.2%

per year

Acceleration

-12.51

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £450k–£500k · 22 sales

Property Type Mix

Total: 22 sales

Detached4.5%
Semi-detached77.3%
Terraced4.5%
Flat/maisonette13.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£81k£112k+38.3%1.2
Post-dot-com plateau2001–2003£170k£217k+27.5%1.5
Pre-crash peak2005–2006£378k£204k-46%2
GFC & correction2009–2012£269k£286k+6.3%1
Help-to-Buy recovery2013–2016£243k£411k+68.9%1.2
Brexit uncertainty2019–2019£450k£450k+0%1
Pandemic surge2020–2020£456k£456k+0%1
Rate-rise correction2022–2022£405k£405k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing1
Trend Position100

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
9 min walk
Wembley Stadium

Nearby stations

Kingsbury Underground StationJubilee
10 min walk
Preston Road Underground StationMetropolitan
14 min walk
Wembley Park Underground StationJubilee · Metropolitan
21 min walk
Queensbury Underground StationJubilee
22 min walk
South Kenton Underground StationBakerloo
25 min walk
No bus stops within 400m

17

Walkability score

57

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★56 min
Victoria59 min ↑
Waterloo58 min ↑
Canary Wharf66 min ↑
City64 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 park560m
Santander docks (800m)0
Nearest cycle dock5.9 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: 10.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 19%
More green space than 99% of London

Nearest SSSI: Brent Reservoir SSSI — 2.7 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

THE FRYENT WAY SURGERY

22 FRYENT WAY, KINGSBURY, NW9 9SB

7 min walk

70%

Recommend GP

70%

Overall GP experience

4

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 1.4 km
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

41

Parks (1km)

4

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 (728 m)

Nearest supermarketTesco Express · 784 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)

1.1km

Post office

Nearby shops

Prahova758 m
Kingsbury Halal Butchers760 m
Tariq Halal Butchers763 m
Mepani News770 m

Nearby cafes

Ragulan781 m
Costa788 m
Shake Time799 m

Nearby restaurants

Nando's756 m
Pepe's758 m
Hot Spott762 m
Sam's Chicken767 m

Nearby pubs

J.J. Moon's728 m
Hennessys739 m

Nearby gyms

FitnessFirst795 m

Nearby pharmacies

Boots879 m

Nearby health

Kenton Dental Centre792 m
Food hygiene (5-star)59% of 17

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Registered businesses

KEEP FIT FITNESS STORE LTD
MITCHELLS PHV CHAUFFEUR LTD
SHANIYA LIMITED
SS TRADE TEAM UK LTD
SUNMARK ENTERPRISES LIMITED

+2 more

Investment

Investment grade, yield and market outlook

54

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 score13/100
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

17.3

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,641m
Crossrail 2 route11,792m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,717 nationally

1,765

Est. population

8,792/km²

51%

Employed

32%

Degree educated

£40,300

Median income

7.0%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

38

Community stability

Age profile

26%
23%
20%
21%
Under 1826%
18–3423%
35–4920%
50–6421%
65+10%

Tenure

17%
63%
Own outright9%
Own (mortgage)9%
Private rent17%
Social rent63%
Shared ownership3%

Ethnicity

16%
13%
25%
30%
White British16%
White Other13%
Asian25%
Black30%
Mixed6%
Other10%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine24%
No car household39%
Unemployed7%
No qualifications24%

Housing tenure (Census 2021)

Social rent63%
Private rent17%

vs. London

Income vs London-4.0%

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)
5
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
1-22, 1-22, Shakespeare Drive, HA33 homes
completed
42, 42, Shakespeare Drive, Harrow, HA3 9TR2 homes
completed
Land forming part of 20, Land forming part of 20, Robin Grove, Harrow, HA3 9TP1 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 9TR

Full postcodeHA3 9TR
Postcode districtHA3
BoroughLondon Borough of Brent
WardKenton
Latitude51.578310
Longitude-0.282761
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