Wembley Park · Brent · Brent West constituency · 51.55746, -0.28386

HA9 0BU— Wembley Park, Brent

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

High-connectivity investment target

 

Schools 100%Safety 46/100Transport 45/100Yield 4.57%

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
61
Safety
46
Schools
90
Transport
45
Environment
48
Investment
73

The bottom line

HA9 0BU offers exceptional schools (100% Good/Outstanding) — strong value for Investors who can accept its trade-offs.

The catch: 51 min to london bridge — above average for this zone.

Less suited to Families.

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Toggle the things that matter to you — see how HA9 0BU scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

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Location

HA9 0BU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London crime+277.0% vs London avg

Deep-dive guides for HA9 0BU

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

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“High-connectivity investment target”

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How HA9 0BU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Joseph's Catholic Junior School

Good · Inspected Sept 2023 · 8 min walk

KS2: 106.9

—

Secondary

Michaela Community School

Not yet inspected · 8 min walk

P8: +2.57A8: 79.4

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

245.2 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 239.7%

+218% vs borough

Crime by type

Other40%
Violence & sexual offences20%
Theft13%
Anti-social behaviour10%
Drug offences6%
Robbery6%
Burglary3%
Vehicle crime2%

Stop & search

19.3

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

8

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 1.5km

Crime is +277% above London average

Property

Prices, sales volume and market trends

Avg floor area36.9 m²

EPC breakdown

B
8%
C
43%

Based on 51 properties · Confidence: high

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 yield851 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£92,250
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,735
Price growth potentialModerate

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 4

Good

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

Nearby stations

Wembley StadiumNational Rail
5 min walk
Wembley Park Underground StationJubilee · Metropolitan
9 min walk
Wembley Central Rail StationSouthern · Lioness
13 min walk
Wembley Central Underground StationBakerloo
13 min walk
North Wembley Underground StationBakerloo
19 min walk
No bus stops within 400m

57

Walkability score

136

Footpaths (500m)

0

Santander docks (800m)

5.0 km

Nearest cycle dock

Central London commute times

London Bridge ★51 min
Victoria54 min ↑
Waterloo54 min ↑
Canary Wharf60 min ↑
City59 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)

Total spaces (800m)850
Nearest car park159m
Santander docks (800m)0
Nearest cycle dock5.0 km

Nearby car parks

🅿️
Red Parking850 spaces· yes
226m

Connectivity

Broadband and mobile coverage

99%

Full fibre

94%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed129 Mbps
Median download174 Mbps
Superfast coverage99%
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: 9.2 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Brent Reservoir SSSI — 3.1 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

WEMBLEY PARK MEDICAL CENTRE

2 HUMPHRY REPTON LANE, HA9 0GL

4 min walk

63%

Recommend GP

63%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.7 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

52

Parks (1km)

42

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

4

Convenience

Nearest supermarketTian Tian Market · 373 m
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

1.8km

Post office

Nearby shops

Wenzel's117 m
Tesco Express125 m
Sainsbury's Local276 m
Bread Ahead358 m

Nearby cafes

Treatz Dessert Parlour98 m
Caffè Nero119 m
Costa152 m
Starbucks191 m

Nearby restaurants

Subway42 m
Pizza Express84 m
Wagamama88 m
Frankie & Benny's94 m

Nearby pubs

The White Horse229 m
The Green Man398 m
Blue Check431 m
The Arch486 m

Nearby gyms

More Yoga342 m
Wembley Leisure Centre344 m
El Estudio349 m

Nearby pharmacies

Peace Pharmacy801 m

Nearby health

Chalkhill Primary Care Centre869 m
Food hygiene (5-star)75% of 177

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

CH LONDON LAWYERS LTD
GOLD INTERNATIONAL BUSINESS LTD

Investment

Investment grade, yield and market outlook

73

Investment score

Strong

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 score24/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

55

Price growth score

C
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,473m
Crossrail 2 route10,962m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,926 nationally

1,607

Est. population

8,378/km²

61%

Employed

62%

Degree educated

3.0%

Claimant rate

Inner cityHigh densityYoung professionals

13

Community stability

Age profile

22%
58%
15%
Under 1822%
18–3458%
35–4915%
50–644%
65+1%

Tenure

70%
21%
Own outright2%
Own (mortgage)5%
Private rent70%
Social rent21%
Shared ownership2%

Ethnicity

21%
26%
28%
White British21%
White Other26%
Asian28%
Black10%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine8%
No car household76%
Unemployed10%
No qualifications4%

Housing tenure (Census 2021)

Private rent70%
Social rent21%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Planning apps (3 years)
1
Borough approval rate
76%
Opportunity area
Wembley
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£3.5bn
Est. completion
2033

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
983
Largest scheme
3796 homes · LAND SURROUNDING WEMBLEY STADIUM, LAND SURROUNDING WEMBLEY STADIUM, Royal Route, Wembley, HA9
Pipeline pressure
NONE

Named schemes (500m)

LAND SURROUNDING WEMBLEY STADIUM, LAND SURROUNDING WEMBLEY STADIUM, Royal Route, Wembley, HA93796 homes
completed
Building 3B within Plot SW03 and SW04, SW05, Building 3B within Plot SW03 and SW04, SW05, South Way, Land Surrounding Wembley Stadium Station, Wembley, HA9 0HB553 homes
completed
Palace of Arts and Industry, Palace of Arts and Industry, Engineers Way, Wembley, HA9475 homes
completed
Land to the South of Fulton Road, east of Harbutt Road and north of Humphry Repton Lane (Plot NW09/10), Wembley, Land to the south of fulton road, east of Harbutt road396 homes
completed
Land Yellow Car Park Adj to Quality Hotel and Dexion House, Land Yellow Car Park Adj to Quality Hotel and Dexion House, Fulton Road, Wembley, HA9 0EF370 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 0BU

Full postcodeHA9 0BU
Postcode districtHA9
BoroughLondon Borough of Brent
WardWembley Park
Latitude51.557464
Longitude-0.283863
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