Kenton East · Harrow · Harrow East constituency · 51.59488, -0.28980

HA7 1EB— Kenton East, Harrow

Location and area intelligence for HA7 1EB, Kenton East, Harrow

Strong, well-rated schools nearby

 

Schools 75%Safety 77/100Transport 39/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
52
Safety
77
Schools
90
Transport
39
Environment
49
Investment
52

The bottom line

HA7 1EB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: 48 min to london bridge — above average for this zone and 10 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA7 1EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+18.3% vs London avg
vs London crime+31.0% vs London avg

Deep-dive guides for HA7 1EB

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How HA7 1EB 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 · 8 min walk

KS2: 106.9

★★

Secondary

Canons High School

Good · Inspected Jan 2023 · 7 min walk

P8: -0.04A8: 48.1

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 75 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

85.2 incidents per 1,000 residents

Higher crime than 64% of London
→ Stable

+48% vs borough

Crime by type

Other27%
Violence & sexual offences24%
Anti-social behaviour18%
Vehicle crime9%
Burglary8%
Theft6%
Robbery5%
Drug offences3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 1.1km

Crime is +31% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

HA7 district median

£425,000

Based on 112 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£5,413/m²
Price per ft²£503/ft²
Avg floor area51.2 m²

EPC breakdown

C
11%
D
48%
E
7%
F
1%

Based on 67 properties · Confidence: high

Street mix

Semi 9%Terraced 4%Flat 87%

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 yield846 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£128,000
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,799
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+3.1%

Total change

+150%

Market Activity

Price Velocity & Acceleration

Current Velocity

-52.7%

per year

Acceleration

-34.82

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £100k–£125k · 66 sales

Property Type Mix

Total: 66 sales

Semi-detached9.1%
Terraced4.5%
Flat/maisonette86.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£52k£80k+54.1%2.6
Post-dot-com plateau2001–2004£68k£113k+67.4%4
Pre-crash peak2005–2007£175k£166k-5.1%3.3
GFC & correction2008–2012£160k£157k-1.9%1
Help-to-Buy recovery2013–2016£210k£317k+51%1.8
Brexit uncertainty2017–2017£198k£198k+0%1
Pandemic surge2020–2021£320k£195k-39.1%2
Rate-rise correction2022–2022£302k£302k+0%6
Current market2024–2026£335k£130k-61.2%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1% alpha

Flat/maisonette+1% α
Local
6.8%
District
5.8%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Queensbury Underground StationJubilee line
3.1 min walk
Kenton

Nearby stations

Queensbury Underground StationJubilee
3 min walk
Kingsbury Underground StationJubilee
17 min walk
Canons Park Underground StationJubilee
18 min walk
Burnt Oak Underground StationNorthern
25 min walk
Edgware Underground StationNorthern
29 min walk
No bus stops within 400m

30

Walkability score

28

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★48 min
Victoria50 min ↑
Waterloo50 min ↑
Canary Wharf58 min ↑
City55 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

4

Car parks (800m)

1

EV chargers (800m)

Nearest car park419m
Santander docks (800m)0
Nearest cycle dock7.1 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 5G90%

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: 12.0 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 40%
Above average green space

Nearest SSSI: Bentley Priory SSSI — 4.1 km

Energy

Solar: 846 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

1,510 hrs/yr

Sunshine

615 mm/yr

Rainfall

22.4°C

Summer avg

2.8°C

Winter avg

Solar yield845.7 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

HONEYPOT MEDICAL CENTRE

404 HONEYPOT LANE, HA7 1JP

5 min walk

86%

Recommend GP

86%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

Nearest hospital · 729 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

19

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Jürgen's Lounge (848 m)

Nearest supermarketTriple A Cash and Carry · 365 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
608 licensed premises in borough231 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

2.5km

Post office

Nearby shops

Sugar & Spice Mini Market304 m
Hamilton News325 m
Food 4 Less359 m
Wenzel's438 m

Nearby cafes

Joe's Bake and Bite300 m

Nearby restaurants

Everest Spice147 m
Chicken Land333 m
Hungry Head347 m
Marabar351 m

Nearby pubs

Jürgen's Lounge848 m

Nearby health

Queensbury Dental Surgery344 m
The Medical Centre639 m
mydentist709 m
Kenton Clinic1.0 km
Food hygiene (5-star)50% of 64

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

CIUREA RAIL SERVICES LTD
INC CLEANING SERVICES LTD
MOTOR LOGISTIK LIMITED
OMNI MORTGAGES LTD
SED VERDE LTD

+2 more

Investment

Investment grade, yield and market outlook

52

Investment score

Moderate

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

Avg monthly rent
£1,500London avg: £1,950/mo
Gross yield
4.2% (average)London avg: 3.8%Above average yield
Gentrification score13/100
Right-to-buy sales (5yr)Owner-occupier growth signal79
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

36.3

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,158m
Crossrail 2 route13,167m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,863 nationally

2,196

Est. population

10,839/km²

59%

Employed

32%

Degree educated

£49,700

Median income

5.6%

Claimant rate

SuburbanHigh densityRenters

25

Community stability

Age profile

29%
24%
25%
Under 1829%
18–3424%
35–4925%
50–6412%
65+10%

Tenure

17%
14%
60%
Own outright17%
Own (mortgage)14%
Private rent60%
Social rent8%
Shared ownership1%
Rent free0%

Ethnicity

30%
43%
White British13%
White Other30%
Asian43%
Black5%
Mixed2%
Other7%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine20%
No car household37%
Unemployed4%
No qualifications26%

Housing tenure (Census 2021)

Private rent60%
Social rent8%

vs. London

Income vs London+18.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (3 years)
1
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
10

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
4
Largest scheme
194 homes · Car Park North East of Morrisons, Honeypot Lane, NW9 & Vacant Land at the junction of Westmoreland Road, NW9 and Cumberland Road, Stanmore, HA7, Car Park North East of Morrisons
Pipeline pressure
NONE

Named schemes (500m)

Freetrade House, Freetrade House, Lowther Road, HA7 1EP14 homes
completed
QUEENSBURY LODGE, QUEENSBURY LODGE, HONEYPOT LANE, HA7 1DY11 homes
completed
Everton Court, 206-228 & 278-292, Everton Court, 206-228 & 278-292, Honeypot Lane, Stanmore, HA7 1DZ10 homes
completed
Haslam House, 304, Haslam House, 304, Honeypot Lane, Stanmore, HA7 1DY9 homes
completed
Everton Court, Everton Court, Honeypot Lane, Stanmore, HA7 1ET8 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
23.9%
Ward turnout
111%
Election year
2026
MP
Bob Blackman (Conservative)
MP majority
11,680
Constituency
Harrow East

Councillors

Nitesh HiraniConservative
Chetna HalaiConservative
Samir Sobhagchand SumariaConservative

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Key facts for HA7 1EB

Full postcodeHA7 1EB
Postcode districtHA7
BoroughLondon Borough of Harrow
WardKenton East
Latitude51.594877
Longitude-0.289803
Parliamentary constituencyHarrow East
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