Northwick Park · Brent · Brent West constituency · 51.56322, -0.31344

HA0 3LF— Northwick Park, Brent

Location and area intelligence for HA0 3LF, Northwick Park, Brent

The family fortress

 

Schools 67%Safety 80/100Transport 23/100Yield 4.84%

Best for: Families

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

Liveability
46
Safety
80
Schools
100
Transport
23
Environment
52
Investment
65

The bottom line

HA0 3LF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 61 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA0 3LF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-4.8% vs London avg
vs London crime+4.0% vs London avg

Deep-dive guides for HA0 3LF

🛡️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 3LF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

East Lane Primary School

Outstanding · Inspected Nov 2019 · 5 min walk

KS2: 111.2

★★★

Secondary

Wembley High Technology College

Outstanding · Inspected Oct 2022 · 3 min walk

P8: +1.43A8: 65.1

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

67.7 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

-12% vs borough

Crime by type

Violence & sexual offences32%
Other26%
Vehicle crime10%
Anti-social behaviour9%
Burglary8%
Drug offences5%
Theft5%
Robbery4%

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: Wembley Fire Station (G30) · 1.4km

Crime is +4% above London average

Property

Prices, sales volume and market trends

Avg floor area155 m²

EPC breakdown

C
1%
E
1%
F
1%

Based on 3 properties · Confidence: low

Street mix

Semi 92%Terraced 8%

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£387,500
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)
GlazingMostly double glazing
Council tax band Band DAnnual charge £1,952
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2019 · CAGR

+6.8%

Total change

+357%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.7%

per year

Acceleration

-39.67

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £600k–£700k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached91.7%
Terraced8.3%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£140k£195k+39.3%1
Post-dot-com plateau2003–2003£315k£315k+0%3
Pre-crash peak2006–2007£325k£365k+12.3%1.5
GFC & correction2010–2010£410k£410k+0%1
Help-to-Buy recovery2015–2015£600k£600k+0%1
Brexit uncertainty2019–2019£640k£640k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-3.9% alpha

Semi-detached-3.9% α
Local
3.8%
District
7.7%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
South KentonLioness line
10.2 min walk
South Kenton→ Euston· 4 tph
30 min

Nearby stations

North Wembley Rail StationLioness
8 min walk
North Wembley Underground StationBakerloo
8 min walk
South Kenton Rail StationLioness
11 min walk
South KentonNational Rail
11 min walk
South Kenton Underground StationBakerloo
11 min walk
No bus stops within 400m

15

Walkability score

6

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★61 min
Victoria64 min ↑
Waterloo66 min ↑
Canary Wharf73 min ↑
City70 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park112m
Santander docks (800m)0
Nearest cycle dock6.9 km

Nearby car parks

🅿️
Sports Centre
489m
🅿️
East Lane Theatre
519m
🅿️
Primary Care Centre
552m

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: 38.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 55% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.3 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 70%
More green space than 88% of London

Nearest SSSI: Bentley Priory SSSI — 6.6 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): 5

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

SUDBURY SURGERY

VALE FARM PCC, WATFORD ROAD, HA0 3HG

7 min walk

62%

Recommend GP

62%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Swan (876 m)

No restaurants within 800m — nearest: Mumbai Junction (751 m)

Nearest supermarketLondis · 535 m
5 tennis courts2 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)

865m

Post office

Nearby shops

Tesco Express565 m
Hamptons Food & Wine Wembley870 m
Wenzel's897 m
Apna Superstore929 m

Nearby restaurants

Mumbai Junction751 m
Pizza Perfect893 m
Kenton Spice970 m
Manglik Foods974 m

Nearby pubs

The Swan876 m
The Windermere903 m

Nearby gyms

Vale Farm Sports Centre471 m
Parkside Lawn Tennis Club565 m

Nearby pharmacies

Vantage Dispensing683 m
C.K. Pharmacy878 m
The Health Pharmacy944 m

Nearby health

Wembley Orthodontic & Aesthetics960 m
Food hygiene (5-star)70% of 23

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

JACOB MILES LTD
MARK BRANDS GROUP LTD
SNR ASSETS LIMITED
SNR TECHNOLOGY LIMITED

Investment

Investment grade, yield and market outlook

65

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 score13/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

14.2

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,587m
Crossrail 2 route13,110m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,455 nationally

1,624

Est. population

7,212/km²

62%

Employed

39%

Degree educated

£40,000

Median income

5.4%

Claimant rate

SuburbanHigh densityEstablished mixed

35

Community stability

Age profile

26%
25%
23%
16%
Under 1826%
18–3425%
35–4923%
50–6416%
65+10%

Tenure

24%
22%
47%
Own outright24%
Own (mortgage)22%
Private rent48%
Social rent6%
Shared ownership0%

Ethnicity

22%
45%
14%
White British7%
White Other22%
Asian45%
Black14%
Mixed4%
Other8%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine22%
No car household31%
Unemployed4%
No qualifications19%

Housing tenure (Census 2021)

Private rent47%
Social rent6%

vs. London

Income vs London-4.8%

Planning

Conservation areas and development

Conservation area
Yes
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)
11
Largest scheme
201 homes · HOOVER SPORTS CLUB & GROUNDS, HOOVER SPORTS CLUB & GROUNDS, SUDBURY AVENUE, HA0
Pipeline pressure
NONE

Named schemes (500m)

311, 311, East Lane, Wembley, HA0 3LG3 homes
completed
46 The Fairway, Wembley, HA0 3LP2 homes
completed
16 Dean Court, Wembley, HA0 3PX1 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
29.1%
Election year
2022
MP
Barry Gardiner (Labour)
MP majority
3,793
Constituency
Brent West

Councillors

Narinder Singh BajwaLabour
Diana CollymoreLabour

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Key facts for HA0 3LF

Full postcodeHA0 3LF
Postcode districtHA0
BoroughLondon Borough of Brent
WardNorthwick Park
Latitude51.563216
Longitude-0.313440
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