Wembley Park · Brent · Brent West constituency · 51.55886, -0.28456

HA9 0FX— Wembley Park, Brent

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

Capital growth story in progress

 

Schools 100%Safety 66/100Transport 42/100Yield 3.84%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
66
Safety
66
Schools
90
Transport
42
Environment
52
Investment
50

The bottom line

HA9 0FX offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £500,000 median — strong value for Families who can accept its trade-offs.

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

Less suited to Car-free commuters.

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Location

HA9 0FX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London avg price-3.8% vs London avg
vs London crime+83.0% vs London avg

Deep-dive guides for HA9 0FX

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks📈 Up & Coming🔒 Very Safe

“Capital growth story in progress”

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How HA9 0FX 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 · 10 min walk

KS2: 106.9

—

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 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

118.7 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 244.4%

+54% vs borough

Crime by type

Other38%
Violence & sexual offences18%
Theft12%
Anti-social behaviour11%
Robbery8%
Drug offences6%
Burglary4%
Vehicle crime2%

Stop & search

4.5

per 1,000 residents

→ Stable

trend

Road safety

97

Road safety score

3

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 1.6km

Crime is +83% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£500,000

Median sale price

4% below London median

£500,000 is 4% below the London median (£520,000)

-40.0%

This year

Flat

Dominant type

Price history

5-year change
+51.5%
Sales (24 months)5
New build0.0%
Avg flat£500,000
Price per m²£7,353/m²
Price per ft²£683/ft²
Avg floor area67.7 m²

EPC breakdown

B
49%
C
15%

Based on 64 properties · Confidence: high

Street mix

Flat 97%Other 3%

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

Stamp duty

Standard buyer£12,500
First-time buyerFTB
£3,750
Additional propertyBTL/2nd
£27,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

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

Bank of England (monthly average)

Affordability

£2,501/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£169,250
Rebuild cost per m²£2,500/m²

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

Construction era2014
WallsAverage thermal transmittance 0.17 W/m²K
Roof(other premises above)
Heating fuelelectricity (community)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,735
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2016–2025 · CAGR

+-1.6%

Total change

-14%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.8%

per year

Acceleration

-23.03

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 57 sales

Property Type Mix

Total: 57 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2016–2016£480k£480k+0%32
Brexit uncertainty2017–2018£350k£433k+23.7%7.5
Pandemic surge2021–2021£330k£330k+0%1
Rate-rise correction2022–2022£480k£480k+0%3
Current market2024–2025£505k£415k-17.8%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-4% alpha

Flat/maisonette-4% α
Local
-1.6%
District
2.4%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

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 StationMetropolitan line
7.5 min walk
Wembley Stadium

Nearby stations

Wembley StadiumNational Rail
6 min walk
Wembley Park Underground StationJubilee · Metropolitan
8 min walk
Wembley Central Rail StationSouthern · Lioness
14 min walk
Wembley Central Underground StationBakerloo
14 min walk
North Wembley Underground StationBakerloo
18 min walk
No bus stops within 400m

58

Walkability score

123

Footpaths (500m)

0

Santander docks (800m)

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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)850
Nearest car park275m
Santander docks (800m)0
Nearest cycle dock5.1 km

Nearby car parks

🅿️
Red Parking850 spaces· yes
388m

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: 9.3 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
More green space than 75% of London

Nearest SSSI: Brent Reservoir SSSI — 3.0 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

3 min walk

63%

Recommend GP

63%

Overall GP experience

7

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.7 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

51

Parks (1km)

42

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

3

Convenience

Nearest supermarketTian Tian Market · 300 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)

1.7km

Post office

Nearby shops

Tesco Express212 m
Sainsbury's Local260 m
Wenzel's276 m
Bread Ahead323 m

Nearby cafes

Starbucks179 m
Treatz Dessert Parlour239 m
Estadio Lounge Café Bar263 m
Caffè Nero275 m

Nearby restaurants

Subway158 m
Pizza Express235 m
TGI Fridays237 m
Frankie & Benny's250 m

Nearby pubs

The White Horse274 m
Blue Check295 m
The Wembley Tavern378 m
The Green Man383 m

Nearby gyms

Wembley Leisure Centre216 m
El Estudio287 m
More Yoga297 m

Nearby pharmacies

Peace Pharmacy664 m
Asda910 m

Nearby health

Chalkhill Primary Care Centre779 m
Food hygiene (5-star)75% of 178

Business

Local businesses registered here

Active businesses
3
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

ABAKA TECH LIMITED
OUTWITTECH LIMITED
PINAKI CONSULTING LIMITED

Investment

Investment grade, yield and market outlook

50

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score38/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

72.7

Price growth score

B
Low

New supply risk

Strong gentrification momentumHigh investment qualityActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,589m
Crossrail 2 route11,055m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,880 nationally

1,567

Est. population

30,000/km²

66%

Employed

61%

Degree educated

5.2%

Claimant rate

Inner cityVery high densityYoung professionals

25

Community stability

Age profile

24%
30%
32%
Under 1824%
18–3430%
35–4932%
50–6410%
65+4%

Tenure

42%
31%
Own outright3%
Own (mortgage)13%
Private rent42%
Social rent31%
Shared ownership11%

Ethnicity

19%
38%
19%
White British10%
White Other19%
Asian38%
Black19%
Mixed6%
Other9%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine14%
No car household70%
Unemployed8%
No qualifications12%

Housing tenure (Census 2021)

Private rent42%
Social rent31%

vs. London

Price vs London-3.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
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)
987
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£500,000)

£12,500

Standard buyer

£3,750

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for HA9 0FX

Full postcodeHA9 0FX
Postcode districtHA9
BoroughLondon Borough of Brent
WardWembley Park
Latitude51.558859
Longitude-0.284561
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