Wembley Park · Brent · Brent West constituency · 51.56141, -0.27461

HA9 0AQ— Wembley Park, Brent

Location and area intelligence for HA9 0AQ, Wembley Park, Brent

 

Schools 100%Safety 66/100Transport 39/100~5% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
61
Safety
66
Schools
90
Transport
39
Environment
48
Investment
52

The bottom line

HA9 0AQ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 46 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA9 0AQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London crime+88.0% vs London avg

Deep-dive guides for HA9 0AQ

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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How HA9 0AQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Chalkhill Primary School

Good · Inspected Feb 2023 · 4 min walk

KS2: 105.4

—

Secondary

Michaela Community School

Not yet inspected · 4 min walk

P8: +2.57A8: 79.4

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

121.9 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 392.4%

+58% vs borough

Crime by type

Other30%
Violence & sexual offences21%
Anti-social behaviour16%
Drug offences10%
Vehicle crime7%
Theft6%
Burglary5%
Robbery5%

Stop & search

5.0

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Park Royal Fire Station (G29) · 2.9km

Crime is +88% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

HA9 district median

£420,000

Based on 292 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£3,729/m²
Price per ft²£346/ft²
Avg floor area47 m²

EPC breakdown

C
22%
D
19%
E
2%

Based on 43 properties · Confidence: high

Street mix

Flat 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£117,500
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band AAnnual charge £1,301
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+4%

Total change

+177%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.3%

per year

Acceleration

-11.25

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £50k–£75k · 35 sales

Property Type Mix

Total: 35 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£64k£70k+9.3%2
Post-dot-com plateau2001–2004£70k£136k+94.3%3.2
Pre-crash peak2005–2007£133k£125k-5.7%1.3
GFC & correction2010–2011£131k£120k-8.2%1.5
Help-to-Buy recovery2013–2016£135k£238k+76.3%1.3
Brexit uncertainty2018–2018£275k£275k+0%1
Pandemic surge2021–2021£200k£200k+0%1
Rate-rise correction2023–2023£200k£200k+0%3
Current market2025–2025£178k£178k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.5% alpha

Flat/maisonette-2.5% α
Local
3.8%
District
6.3%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing5
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Wembley Park Underground StationJubilee line
4.5 min walk
Wembley Stadium

Nearby stations

Wembley Park Underground StationJubilee · Metropolitan
5 min walk
Wembley StadiumNational Rail
14 min walk
Wembley Central Rail StationSouthern · Lioness
23 min walk
Preston Road Underground StationMetropolitan
23 min walk
Wembley Central Underground StationBakerloo
23 min walk
No bus stops within 400m

36

Walkability score

59

Footpaths (500m)

0

Santander docks (800m)

4.7 km

Nearest cycle dock

Central London commute times

London Bridge ★44 min
Victoria47 min ↑
Waterloo47 min ↑
Canary Wharf54 min ↑
City50 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park308m
Santander docks (800m)0
Nearest cycle dock4.7 km

Nearby car parks

🅿️
Pink Parking (Cars & Coaches)
684m

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

Nearest SSSI: Brent Reservoir SSSI — 2.3 km

Energy

Solar: 851 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

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 yield850.7 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ELLIS PRACTICE

WELFORD CENTRE, 113 CHALKHILL ROAD, HA9 9FX

4 min walk

66%

Recommend GP

66%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

5

Care homes (1km)

Nearest hospital · 2.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

11

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Torch (430 m)

Nearest supermarketUnion Park Grocers · 418 m
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

1.7km

Post office

Nearby shops

Bread Ahead427 m
Sainsbury's Local504 m
Exotic Convenience538 m
Capital569 m

Nearby cafes

Costa321 m
Mileto Caffè367 m
Starbucks368 m
Black Sheep Coffee372 m

Nearby restaurants

Selekt Chicken368 m
Subway368 m
Slamburger372 m
McDonald's406 m

Nearby pubs

The Torch430 m
Sports Bar548 m
The White Horse559 m
The Wembley Tavern561 m

Nearby gyms

More Yoga450 m
El Estudio460 m
Wembley Leisure Centre583 m

Nearby pharmacies

Asda361 m

Nearby health

Chalkhill Primary Care Centre309 m
Food hygiene (5-star)78% of 108

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

INNER STRENGTH PROJECT CIC
SPINVERSE EVENTS LTD
THE BLOOM CART LTD
TKSOUTLET LTD
VLADS PATISSERIE AND SHAKES LIMITED

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
£1,600London avg: £1,950/mo
Gross yield
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score18/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

62.7

Price growth score

C
Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,132m
Crossrail 2 route10,498m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,736 nationally

3,191

Est. population

5,387/km²

48%

Employed

40%

Degree educated

4.6%

Claimant rate

SuburbanMedium densityRenters

27

Community stability

Age profile

26%
41%
17%
Under 1826%
18–3441%
35–4917%
50–649%
65+6%

Tenure

17%
16%
54%
Own outright17%
Own (mortgage)16%
Private rent54%
Social rent10%
Shared ownership2%
Rent free0%

Ethnicity

18%
21%
32%
18%
White British18%
White Other21%
Asian33%
Black18%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine14%
No car household52%
Unemployed10%
No qualifications12%

Housing tenure (Census 2021)

Private rent54%
Social rent10%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Borough approval rate
76%
Opportunity area
Wembley
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
46
Regeneration status
Active
Regeneration investment
£3.5bn
Est. completion
2033

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
786
Largest scheme
743 homes · Land at the Junction of Engineers Way and, First Way, Land at the Junction of Engineers Way and, First Way, Engineers way, Wembley, HA9 0AA
Pipeline pressure
NONE

Named schemes (500m)

Land at the Junction of Engineers Way and, First Way, Land at the Junction of Engineers Way and, First Way, Engineers way, Wembley, HA9 0AA743 homes
completed
Land to the east of Rutherford Way (Plot NE02 and Phase 1B of the Northern Park), Wembley487 homes
completed
Land to the east of Rutherford Way and the north of Engineers Way (Plot NE03 and Phase 1A of the Northern Park), Wembley282 homes
completed
PHASE VI, CHALKHILL ESTATE, PHASE VI, CHALKHILL ESTATE, FORTY LANE, CHALKHILL ROAD, HA9244 homes
completed
10 & 11 Watkin Road, Wembley, HA9 0NL, 10 & 11229 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
32.0%
Election year
2022
MP
Barry Gardiner (Labour)
MP majority
3,793
Constituency
Brent West

Councillors

Tazi Lorraine SmithLabour
Iman Ahmadi MoghaddamLabour

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Key facts for HA9 0AQ

Full postcodeHA9 0AQ
Postcode districtHA9
BoroughLondon Borough of Brent
WardWembley Park
Latitude51.561411
Longitude-0.274611
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