Kenton · Brent · Brent West constituency · 51.57669, -0.29445

HA3 9UJ— Kenton, Brent

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

The family fortress

 

Schools 100%Safety 87/100Transport 37/100Yield 4.47%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak transport

Liveability
68
Safety
87
Schools
60
Transport
37
Environment
76
Investment
56

The bottom line

HA3 9UJ 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: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA3 9UJ

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+17.1% vs London avg
vs London crime-55.0% vs London avg

Deep-dive guides for HA3 9UJ

🛡️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 9UJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Mount Stewart Junior School

Not yet inspected · 6 min walk

KS2: 108.7

—

Secondary

Claremont High School

Not yet inspected · Inspected Mar 2025 · 11 min walk

P8: +0.59A8: 55.6

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 · 54 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

29.1 incidents per 1,000 residents

Better than 79% of London
→ Stable

-62% vs borough

Crime by type

Violence & sexual offences35%
Other28%
Anti-social behaviour13%
Vehicle crime11%
Theft7%
Burglary4%
Drug offences2%
Robbery0%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 2.9km

Crime is 55% below London average

Property

Prices, sales volume and market trends

Avg floor area157.9 m²

EPC breakdown

B
1%
C
2%
D
1%
E
3%

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£394,750
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,386
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2018 · CAGR

+7%

Total change

+262%

Market Activity

Price Velocity & Acceleration

Current Velocity

+32.0%

per year

Acceleration

-17.27

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £450k–£500k · 5 sales

Property Type Mix

Total: 5 sales

Semi-detached100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£177k£239k+35%1
Pre-crash peak2007–2007£325k£325k+0%1
Help-to-Buy recovery2013–2013£485k£485k+0%1
Brexit uncertainty2018–2018£640k£640k+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
Below London average
Preston Road StationMetropolitan line
6.1 min walk
South Kenton

Nearby stations

Preston Road Underground StationMetropolitan
7 min walk
South Kenton Underground StationBakerloo
15 min walk
South Kenton Rail StationLioness
15 min walk
South KentonNational Rail
15 min walk
Kingsbury Underground StationJubilee
18 min walk
No bus stops within 400m

23

Walkability score

16

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★45 min
Victoria47 min ↑
Waterloo47 min ↑
Canary Wharf55 min ↑
City52 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)

1

EV chargers (800m)

Total spaces (800m)192
Nearest car park370m
Santander docks (800m)0
Nearest cycle dock6.4 km

Nearby car parks

🅿️
Preston Road Car Park164 spaces· yes
370m

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: 10.9 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 28%
More green space than 99% of London

Nearest SSSI: Brent Reservoir SSSI — 3.4 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

BRENT IN REACH GENERAL REHAB BEDS - CLCH

ASTER REHABILITATION UNIT, 177 PRESTON HILL, KENTON, HA3 9UY

3 min walk

3

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 1.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

74

Parks (1km)

14

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

No pubs within 400m — nearest: the fléadh (424 m)

Nearest supermarketTesco Express · 1.3 km
1 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)

461m

Post office

Nearby shops

Preston News277 m
J.R. Stationmarket438 m
Blooms Corner Shop476 m
Zer Food Centre494 m

Nearby cafes

Boston Peri Peri482 m
Mayas Chai516 m
Costa540 m
Patisserie Romana 2575 m

Nearby restaurants

Tasty Garden299 m
Shiv Shakti Sweets304 m
Wings370 m
Shayona409 m

Nearby pubs

the fléadh424 m
Baron643 m
Club 182728 m
The Preston776 m

Nearby pharmacies

Rushtons Pharmacy447 m
Andreas Pharmacy468 m
Andres Pharmacy487 m
Paster Pharmacy639 m

Nearby health

VS Dental Care Centre388 m
Kenton Clinic1.0 km
Food hygiene (5-star)70% of 50

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ETERNAL CHINA CONNECTION UK LTD

Investment

Investment grade, yield and market outlook

56

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 score20/100
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

45

Price growth score

C
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,204m
Crossrail 2 route12,433m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,521 nationally

1,581

Est. population

6,112/km²

58%

Employed

48%

Degree educated

£49,200

Median income

4.7%

Claimant rate

SuburbanMedium densityOwner occupiers / families

52

Community stability

Age profile

22%
17%
23%
16%
22%
Under 1822%
18–3417%
35–4923%
50–6416%
65+22%

Tenure

42%
29%
22%
Own outright42%
Own (mortgage)28%
Private rent22%
Social rent7%
Shared ownership0%

Ethnicity

19%
54%
White British13%
White Other19%
Asian54%
Black4%
Mixed3%
Other8%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine13%
No car household23%
Unemployed3%
No qualifications18%

Housing tenure (Census 2021)

Private rent22%
Social rent7%

vs. London

Income vs London+17.1%

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)
65
Largest scheme
53 homes · 44-48, 44-48, OXENPARK AVENUE, HA9
Pipeline pressure
NONE

Named schemes (500m)

44-48, 44-48, OXENPARK AVENUE, HA953 homes
completed
2A, Preston Waye and 283, 285 & 287 Preston Road, Harrow, HA3, 235 homes
completed
WEMBLEY LIBERAL SYNAGOGUE & TENNIS COURT, WEMBLEY LIBERAL SYNAGOGUE & TENNIS COURT, Preston Road, Kenton, HA3 0QH26 homes
completed
254 & 256, 254 & 256, Woodcock Hill, Harrow, HA3 0PH13 homes
completed
COUNCIL DEPOT, COUNCIL DEPOT, PRESTON HILL, HA3 9XB12 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 9UJ

Full postcodeHA3 9UJ
Postcode districtHA3
BoroughLondon Borough of Brent
WardKenton
Latitude51.576691
Longitude-0.294454
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