Wembley Park · Brent · 51.55933, -0.27328

HA9 0BS— Wembley Park, Brent

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

 

Schools 100%Safety 66/100Transport 31/100Yield 4.57%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
59
Safety
66
Schools
90
Transport
31
Environment
66
Investment
51

The bottom line

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

The catches: 52 min to london bridge — above average for this zone and 53 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA9 0BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London crime+88.0% vs London avg

Deep-dive guides for HA9 0BS

🛡️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
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How HA9 0BS 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 · 7 min walk

P8: +2.57A8: 79.4

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 24 min walk

3 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Park Royal Fire Station (G29) · 2.7km

Crime is +88% above London average

Property

Prices, sales volume and market trends

Avg floor area61.9 m²

EPC breakdown

B
58%

Based on 58 properties · Confidence: high

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£154,750
Rebuild cost per m²£2,500/m²

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

Construction era2025
WallsAverage thermal transmittance 0.18 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band AAnnual charge £1,301
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Wembley Park Underground StationJubilee line
7.2 min walk
Wembley Stadium

Nearby stations

Wembley Park Underground StationJubilee · Metropolitan
7 min walk
Wembley StadiumNational Rail
13 min walk
Stonebridge Park Rail StationLioness
21 min walk
Stonebridge Park Underground StationBakerloo
22 min walk
Neasden Underground StationJubilee
22 min walk
No bus stops within 400m

36

Walkability score

32

Footpaths (500m)

0

Santander docks (800m)

4.5 km

Nearest cycle dock

Central London commute times

London Bridge ★52 min
Victoria55 min ↑
Waterloo55 min ↑
Canary Wharf62 min ↑
City60 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

8

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)850
Nearest car park440m
Santander docks (800m)0
Nearest cycle dock4.5 km

Nearby car parks

🅿️
Pink Parking (Cars & Coaches)
440m
🅿️
Red Parking850 spaces· yes
763m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 8.7 km away✗ Not Green Belt✗ Not AONB

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.

Health

GP, dental and hospital access

ELLIS PRACTICE

WELFORD CENTRE, 113 CHALKHILL ROAD, HA9 9FX

7 min walk

66%

Recommend GP

66%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospital · 2.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

6

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The White Horse (535 m)

Nearest supermarketUnion Park Grocers · 286 m
1 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)

1

Cinemas (2km)

1.3km

Post office

Nearby shops

Bread Ahead474 m
Sainsbury's Local525 m
Tesco Express638 m
Exotic Convenience695 m

Nearby cafes

Mileto Caffè248 m
Starbucks420 m
Costa458 m
Black Sheep Coffee554 m

Nearby restaurants

Meat & Social467 m
Masalchi by Atul Kochhar503 m
Bake + Brew525 m
Five Guys554 m

Nearby pubs

The White Horse535 m
The Torch679 m
Blue Check697 m
Sports Bar704 m

Nearby gyms

More Yoga503 m
El Estudio528 m
Wembley Leisure Centre678 m

Nearby pharmacies

Asda605 m

Nearby health

Chalkhill Primary Care Centre558 m
Food hygiene (5-star)74% of 53

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

QUALCORP LTD

Investment

Investment grade, yield and market outlook

51

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

Rental market

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

40.2

Price growth score

D
Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,934m
Crossrail 2 route10,331m

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

4.6%

Claimant rate

Suburban

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%

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)
53
Regeneration status
Active
Regeneration investment
£3.5bn
Est. completion
2033

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
32.0%
Election year
2022

Councillors

Tazi Lorraine SmithLabour
Iman Ahmadi MoghaddamLabour

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Key facts for HA9 0BS

Full postcodeHA9 0BS
Postcode districtHA9
BoroughLondon Borough of Brent
WardWembley Park
Latitude51.559332
Longitude-0.273276
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
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