Wembley Central · Brent · Brent West constituency · 51.55074, -0.30529

HA0 2XT— Wembley Central, Brent

Location and area intelligence for HA0 2XT, Wembley Central, Brent

The family fortress

 

Schools 100%Safety 80/100Transport 28/100Yield 4.84%

Best for: Families

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

Liveability
56
Safety
80
Schools
100
Transport
28
Environment
50
Investment
64

The bottom line

HA0 2XT offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 57 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

HA0 2XT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.3% vs London avg
vs London crime+9.0% vs London avg

Deep-dive guides for HA0 2XT

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How HA0 2XT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Barham Primary School

Not yet inspected · 3 min walk

KS2: 107.2

★★★

Secondary

Wembley High Technology College

Outstanding · Inspected Oct 2022 · 18 min walk

P8: +1.43A8: 65.1

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 38 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

70.9 incidents per 1,000 residents

Higher crime than 54% of London
→ Stable

-8% vs borough

Crime by type

Other31%
Drug offences21%
Violence & sexual offences21%
Anti-social behaviour15%
Theft4%
Robbery3%
Vehicle crime3%
Burglary1%

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 138m

Crime is +9% above London average

Property

Prices, sales volume and market trends

Avg floor area53.7 m²

EPC breakdown

B
2%
C
12%
E
1%
F
1%

Based on 16 properties · Confidence: medium

Street mix

Terraced 8%Flat 92%

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 yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£134,250
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
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

2002–2021 · CAGR

+1.1%

Total change

+23%

Market Activity

Price Velocity & Acceleration

Current Velocity

-31.6%

per year

Acceleration

-77.87

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 11 sales

Property Type Mix

Total: 11 sales

Terraced9.1%
Flat/maisonette90.9%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2003£130k£159k+22.3%1
Pre-crash peak2005–2006£183k£184k+0.8%2
GFC & correction2011–2012£155k£160k+3.2%1.5
Help-to-Buy recovery2014–2014£234k£234k+0%1
Pandemic surge2021–2021£160k£160k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-5.1% alpha

Flat/maisonette-5.1% α
Local
-2.7%
District
2.4%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
Wembley Central Underground StationBakerloo line
7.3 min walk
Wembley Central→ Euston· 4 tph
25 min

Nearby stations

Wembley Central Underground StationBakerloo
8 min walk
Wembley Central Rail StationSouthern · Lioness
8 min walk
Wembley CentralNational Rail
8 min walk
Sudbury Town Underground StationPiccadilly
9 min walk
Alperton Underground StationPiccadilly
15 min walk
No bus stops within 400m

9

Walkability score

5

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge62 min ↑
Victoria ★57 min
Waterloo64 min ↑
Canary Wharf72 min ↑
City68 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

11

Car parks (800m)

0

EV chargers (800m)

Nearest car park53m
Santander docks (800m)0
Nearest cycle dock6.0 km

Nearby car parks

🅿️
Ealing Road Library Customer Car Park
548m
🅿️
St Johns Road Car Park
634m
🅿️
NCP Sudbury Town Station car park
660m

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: 38.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 55% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.3 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 10%
More green space than 83% of London

Nearest SSSI: Brent Reservoir SSSI — 4.7 km

Energy

Solar: 852 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): 4

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 yield852.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

PREMIER MEDICAL CENTRE

WEMBLEY CENTRE FOR HEALTH & CARE, 116 CHAPLIN ROAD, HA0 4UZ

2 min walk

79%

Recommend GP

79%

Overall GP experience

12

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 85 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

17

Parks (1km)

17

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Flannery's Bar (370 m)

Nearest supermarketLondis · 1.3 km
2 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
981 licensed premises in borough386 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

1.3km

Post office

Nearby shops

Shafiq & Sons474 m
Tesco Express676 m
V.Maybank719 m
Ealing Newsagents736 m

Nearby cafes

Cafe & Cool Bar319 m

Nearby restaurants

Desi Bites319 m
Saffran Bar & Restaurant358 m
Sarashwathy Bavans383 m
Malar Express391 m

Nearby pubs

Flannery's Bar370 m
The Fusilier405 m
Masti479 m

Nearby gyms

The Gym Group London Wembley Central631 m

Nearby pharmacies

Jade Pharmacy817 m

Nearby health

Wembley G.P Surgery67 m
Wembley Centre for Health & Care86 m
Food hygiene (5-star)46% of 56

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

ANAHADY PROPERTY INVESTMENT LIMITED
NISHANT APPS LIMITED
NISHTHA PROGRAMS LIMITED
RIYAA LIMITED

Investment

Investment grade, yield and market outlook

64

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
4.8% (good)London avg: 3.8%Strong yield — top 22% of London
Gentrification score17/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

31.8

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,488m
Crossrail 2 route12,214m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,234 nationally

2,073

Est. population

12,210/km²

59%

Employed

36%

Degree educated

£40,200

Median income

3.9%

Claimant rate

SuburbanHigh densityEstablished mixed

39

Community stability

Age profile

22%
26%
21%
17%
14%
Under 1822%
18–3426%
35–4921%
50–6417%
65+14%

Tenure

31%
20%
40%
Own outright31%
Own (mortgage)20%
Private rent40%
Social rent6%
Shared ownership3%

Ethnicity

71%
White British5%
White Other11%
Asian71%
Black6%
Mixed3%
Other4%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine28%
No car household35%
Unemployed4%
No qualifications24%

Housing tenure (Census 2021)

Private rent40%
Social rent6%

vs. London

Income vs London-4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
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)
32
Largest scheme
186 homes · CAR PARK, CAR PARK, Montrose Crescent, HA0
Pipeline pressure
NONE

Named schemes (500m)

CRAWFORD AVENUE HEALTH CENTRE, CRAWFORD AVENUE HEALTH CENTRE, CRAWFORD AVENUE, HA0 2HX28 homes
completed
LAND R/O FAIRVIEW CLUB, 597-601, LAND R/O FAIRVIEW CLUB, 597-601, HARROW ROAD, HA026 homes
completed
597, 597, HARROW ROAD, HA022 homes
completed
St Johns Hall, St Johns Hall, High Road, 3 Crawford Avenue, Wembley, HA0 2AF21 homes
completed
Ithell Court, 18, Ithell Court, 18, Crawford Avenue, Wembley, HA0 2HT20 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
21.1%
Election year
2022
MP
Barry Gardiner (Labour)
MP majority
3,793
Constituency
Brent West

Councillors

Sonia ShahLabour
Rajan Arasu-SeelanLabour
Ketan ShethLabour

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Key facts for HA0 2XT

Full postcodeHA0 2XT
Postcode districtHA0
BoroughLondon Borough of Brent
WardWembley Central
Latitude51.550743
Longitude-0.305290
Parliamentary constituencyBrent West
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
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TfL
Transport
for London
NHS
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Companies
House
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Mail
Food Standards
Agency
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