Alperton · Brent · Brent West constituency · 51.54467, -0.29004

HA0 4EU— Alperton, Brent

Location and area intelligence for HA0 4EU, Alperton, Brent

Strong, well-rated schools nearby

 

Schools 100%Safety 81/100Transport 29/100Yield 4.84%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
51
Safety
81
Schools
90
Transport
29
Environment
44
Investment
61

The bottom line

HA0 4EU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: 49 min to victoria — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA0 4EU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.7% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for HA0 4EU

🛡️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 HA0 4EU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Lyon Park Primary School

Good · Inspected Nov 2022 · 2 min walk

KS2: 101.7

—

Secondary

Alperton Community School

Not yet inspected · 3 min walk

P8: +0.79A8: 52.1

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 24 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.3 incidents per 1,000 residents

Better than 51% of London
→ Stable

-18% vs borough

Crime by type

Other28%
Violence & sexual offences27%
Anti-social behaviour17%
Drug offences10%
Vehicle crime8%
Burglary8%
Theft2%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

2

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 1.2km

Crime is 3% below London average

Property

Prices, sales volume and market trends

Avg floor area83.6 m²

EPC breakdown

C
6%
D
14%

Based on 20 properties · Confidence: medium

Street mix

Semi 24%Terraced 76%

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£209,000
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)
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

1995–2023 · CAGR

+7.8%

Total change

+713%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.9%

per year

Acceleration

+30.84

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £75k–£100k · 25 sales

Property Type Mix

Total: 25 sales

Semi-detached24%
Terraced76%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£62k£89k+44.7%1.5
Post-dot-com plateau2001–2003£170k£208k+22.4%2.7
Pre-crash peak2005–2006£250k£220k-12%1.5
GFC & correction2009–2011£220k£270k+22.7%1
Help-to-Buy recovery2015–2016£250k£450k+80%1.5
Brexit uncertainty2017–2017£410k£410k+0%2
Rate-rise correction2023–2023£500k£500k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.9% alpha

Terraced-0.9% α
Local
8.3%
District
9.2%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

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
10.8 min walk
Wembley Central→ Euston· 4 tph
25 min

Nearby stations

Alperton Underground StationPiccadilly
10 min walk
Wembley Central Rail StationSouthern · Lioness
12 min walk
Wembley CentralNational Rail
12 min walk
Wembley Central Underground StationBakerloo
12 min walk
Stonebridge Park Underground StationBakerloo
12 min walk
No bus stops within 400m

15

Walkability score

14

Footpaths (500m)

0

Santander docks (800m)

4.9 km

Nearest cycle dock

Central London commute times

London Bridge60 min ↑
Victoria ★49 min
Waterloo63 min ↑
Canary Wharf69 min ↑
City63 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)

1

EV chargers (800m)

Nearest car park736m
Santander docks (800m)0
Nearest cycle dock4.9 km

Nearby car parks

🅿️
Atlip Centre
736m
🅿️
Ealing Road Library Customer Car Park
756m

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: 9.0 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Brent Reservoir SSSI — 4.3 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): 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

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield851.9 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ALPERTON MEDICAL CENTRE

32 STANLEY AVENUE, HA0 4JB

4 min walk

66%

Recommend GP

66%

Overall GP experience

5

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 1.2 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Lush (380 m)

Nearest supermarketLidl · 841 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

1.7km

Post office

Nearby shops

Smith & Rice370 m
Heather Food & Wine380 m
Tesco Express446 m
Ealing Newsagents547 m

Nearby cafes

PAVO574 m
Apple Tree Cafe772 m
Treatz1.0 km
Shawarma Grill1.0 km

Nearby restaurants

Jaws343 m
Maru's Bhajia House505 m
Swaad620 m
Selekt Chicken632 m

Nearby pubs

Lush380 m
Heather Park409 m
Panthers602 m
Mannions959 m

Nearby gyms

The Gym Group London Wembley Central895 m

Nearby pharmacies

Jade Pharmacy505 m
Niks Pharmacy645 m
Food hygiene (5-star)65% of 69

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

5 HOT CHILLIES LIMITED
AV ONTIME CONSTRUCTION LIMITED
DOMAN MEDIA LTD
R AND R ALI BROTHERS LIMITED

Investment

Investment grade, yield and market outlook

61

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 score14/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

23.2

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,252m
Crossrail 2 route11,041m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,152 nationally

2,196

Est. population

9,783/km²

59%

Employed

27%

Degree educated

£41,300

Median income

6.0%

Claimant rate

SuburbanHigh densityMixed

45

Community stability

Age profile

21%
29%
18%
17%
14%
Under 1821%
18–3429%
35–4918%
50–6417%
65+14%

Tenure

35%
24%
31%
Own outright35%
Own (mortgage)24%
Private rent31%
Social rent10%
Shared ownership1%

Ethnicity

70%
White British4%
White Other11%
Asian70%
Black9%
Mixed1%
Other5%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine35%
No car household33%
Unemployed4%
No qualifications36%

Housing tenure (Census 2021)

Private rent31%
Social rent10%

vs. London

Income vs London-1.7%

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)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
113
Largest scheme
136 homes · All units at Abbey Wharf & Delta Centre & 152, All units at Abbey Wharf & Delta Centre & 152, Mount Pleasant, HA0 1NR
Pipeline pressure
NONE

Named schemes (500m)

All units at Abbey Wharf & Delta Centre & 152, All units at Abbey Wharf & Delta Centre & 152, Mount Pleasant, HA0 1NR136 homes
completed
1 ANNE CARVER LODGE, 1 ANNE CARVER LODGE, STANLEY AVENUE, HA030 homes
completed
Liberty Centre, Liberty Centre, Mount Pleasant, HA0 1TX6 homes
completed
10 Liberty Centre, 10 Liberty Centre, Mount Pleasant, HA0 1TX6 homes
completed
Liberty Centre, Liberty Centre, Mount Pleasant, HA0 1TX4 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
17.4%
Election year
2022
MP
Barry Gardiner (Labour)
MP majority
3,793
Constituency
Brent West

Councillors

Anton GeorgiouLib Dems
Bhagwanji ChohanLabour and Co-operative Party
Hannah MatinLib Dems

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Key facts for HA0 4EU

Full postcodeHA0 4EU
Postcode districtHA0
BoroughLondon Borough of Brent
WardAlperton
Latitude51.544668
Longitude-0.290042
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