Wembley Park · Brent · Brent West constituency · 51.55770, -0.26885

HA9 0LB— Wembley Park, Brent

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

 

Schools 100%Safety 66/100Transport 23/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
52
Safety
66
Schools
90
Transport
23
Environment
54
Investment
51

The bottom line

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

The catches: 59 min to london bridge — above average for this zone and 60 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA9 0LB

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 0LB

🛡️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🌳 Good Parks🔒 Very Safe
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How HA9 0LB 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 · 6 min walk

KS2: 105.4

—

Secondary

Michaela Community School

Not yet inspected · 11 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 · 21 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)

1

Incidents (5yr)

Nearest station: Park Royal Fire Station (G29) · 2.5km

Crime is +88% above London average

Property

12 Jun

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%

Street mix

Terraced 24%Other 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal

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

Council tax band Band AAnnual charge £1,301
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2004 · CAGR

+10%

Total change

+94%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.4%

per year

Acceleration

+2.09

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £175k–£200k · 5 sales

Property Type Mix

Total: 5 sales

Terraced100%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£90k£103k+13.9%1
Post-dot-com plateau2002–2004£200k£175k-12.5%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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
11.4 min walk
Stonebridge Park

Nearby stations

Wembley Park Underground StationJubilee · Metropolitan
12 min walk
Neasden Underground StationJubilee
17 min walk
Stonebridge Park Rail StationLioness
20 min walk
Stonebridge ParkNational Rail
20 min walk
Stonebridge Park Underground StationBakerloo
20 min walk
No bus stops within 400m

15

Walkability score

8

Footpaths (500m)

0

Santander docks (800m)

4.2 km

Nearest cycle dock

Central London commute times

London Bridge ★59 min
Victoria62 min ↑
Waterloo62 min ↑
Canary Wharf69 min ↑
City67 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

3

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park362m
Santander docks (800m)0
Nearest cycle dock4.2 km

Nearby car parks

🅿️
Pink Parking (Cars & Coaches)
362m
🅿️
Ikea Car Park· no
798m

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: 8.3 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 10%
More green space than 80% of London

Nearest SSSI: Brent Reservoir SSSI — 2.2 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

THE TUDOR HOUSE MEDICAL CENTRE

1 CHALKHILL ROAD, HA9 9DS

10 min walk

76%

Recommend GP

76%

Overall GP experience

5

GPs within 1km

0

Dentists within 1km

4

Care homes (1km)

Nearest hospital · 2.6 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

23

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: IKEA Restaurant (774 m)

Nearest supermarketUnion Park Grocers · 544 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

0

Libraries (1km)

1

Cinemas (2km)

966m

Post office

Nearby cafes

Mileto Caffè533 m
Starbucks762 m
Costa814 m

Nearby restaurants

IKEA Restaurant774 m
McDonald's835 m

Nearby pharmacies

Asda890 m

Nearby health

Chalkhill Primary Care Centre876 m
Food hygiene (5-star)77% of 22

Business

Local businesses registered here

Active businesses
571
New (last 12 months)
49
Dissolved (last 12 months)
0
Industry diversity
147
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

101 COLES GREEN ROAD LIMITED
192 STROUD GREEN ROAD LIMITED
205 BENNETT'S END ROAD LIMITED
270 - 272 LONDON ROAD LTD
39 HALE GROVE GARDENS LIMITED

+15 more

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 score15/100
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

51.3

Price growth score

C
Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,578m
Crossrail 2 route9,982m

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
Yes
Borough approval rate
76%
Opportunity area
Wembley
Strategic industrial location
Yes
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
60
Regeneration status
Active
Regeneration investment
£3.5bn
Est. completion
2033

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
4
Largest scheme
149 homes · FORMER NEASDEN HIGH SCHOOL, FORMER NEASDEN HIGH SCHOOL, QUAINTON STREET, NW10 0BG
Pipeline pressure
NONE

Named schemes (500m)

1 & 2 Barnhill Cottages, 1 & 2 Barnhill Cottages, Barnhill Road, Wembley, HA9 9BU15 homes
completed
6-10 Hallmark Trading Centre, 6-10 Hallmark Trading Centre, Fourth Way, HA9 0LB12 homes
completed
Flats 1-7 INC, Freya House, 70 Fourth Way, Wembley, HA9 0LD, Freya House9 homes
completed
1-5, 1-5, Fourth Way, HA9 0LB7 homes
completed
Land next to 1 & Garages 25-27, Land next to 1 & Garages 25-27, St Davids Close, HA94 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 0LB

Full postcodeHA9 0LB
Postcode districtHA9
BoroughLondon Borough of Brent
WardWembley Park
Latitude51.557702
Longitude-0.268852
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