Wembley Park · Brent · Brent West constituency · 51.56159, -0.27724

HA9 0LR— Wembley Park, Brent

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

 

Schools 100%Safety 66/100Transport 41/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
65
Safety
66
Schools
90
Transport
41
Environment
48
Investment
51

The bottom line

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

The catch: 81 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA9 0LR

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 0LR

🛡️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 0LR 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 · 2 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 · 28 min walk

1 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: Wembley Fire Station (G30) · 2.2km

Crime is +88% above London average

Property

2 Jul

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%
Price per m²£7,851/m²
Price per ft²£729/ft²
Avg floor area65.6 m²

EPC breakdown

B
32%

Based on 32 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£164,000
Rebuild cost per m²£2,500/m²

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

Construction era2019
WallsAverage thermal transmittance 0.24 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band AAnnual charge £1,301
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2018–2025 · CAGR

+27.7%

Total change

+454%

Market Activity

Price Velocity & Acceleration

Current Velocity

+30.4%

per year

Acceleration

+57.16

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £400k–£450k · 32 sales

Property Type Mix

Total: 32 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2018–2018£93k£93k+0%4
Pandemic surge2020–2021£539k£395k-26.8%13.5
Current market2025–2025£515k£515k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+131.6% alpha

Flat/maisonette+131.6% α
Local
140.8%
District
9.2%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing1

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
2.7 min walk
Wembley Stadium

Nearby stations

Wembley Park Underground StationJubilee · Metropolitan
3 min walk
Wembley StadiumNational Rail
12 min walk
Wembley Central Rail StationSouthern · Lioness
21 min walk
Preston Road Underground StationMetropolitan
21 min walk
Wembley Central Underground StationBakerloo
21 min walk
No bus stops within 400m

49

Walkability score

93

Footpaths (500m)

0

Santander docks (800m)

4.8 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

8

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)850
Nearest car park232m
Santander docks (800m)0
Nearest cycle dock4.8 km

Nearby car parks

🅿️
Red Parking850 spaces· yes
759m
🅿️
Pink Parking (Cars & Coaches)
762m

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 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: 9.0 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Brent Reservoir SSSI — 2.4 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): 2

Landslide susceptibility: Medium

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

3 min walk

66%

Recommend GP

66%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospital · 2.3 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

19

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 272 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

Bread Ahead292 m
Exotic Convenience354 m
Sainsbury's Local375 m
Capital385 m

Nearby cafes

Costa146 m
Black Sheep Coffee191 m
Starbucks240 m
Mileto Caffè368 m

Nearby restaurants

Selekt Chicken245 m
Slamburger254 m
Subway255 m
Meat & Social278 m

Nearby pubs

Sports Bar365 m
The Torch369 m
The Wembley Tavern377 m
Blue Check389 m

Nearby gyms

El Estudio307 m
More Yoga308 m
Wembley Leisure Centre410 m

Nearby pharmacies

Asda364 m

Nearby health

Chalkhill Primary Care Centre256 m
Food hygiene (5-star)81% of 140

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
1
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

EX SENTIENT LIMITED

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 score21/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months0

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

4/100

Velocity score

Future outlook

65.4

Price growth score

B
Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,299m
Crossrail 2 route10,676m

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)
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)
81
Regeneration status
Active
Regeneration investment
£3.5bn
Est. completion
2033

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
781
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 North East of Wembley Stadium, Land North East of Wembley Stadium, Engineers Way, Wembley, HA9 0AA633 homes
completed
Land to the east of Rutherford Way (Plot NE02 and Phase 1B of the Northern Park), Wembley487 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

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 0LR

Full postcodeHA9 0LR
Postcode districtHA9
BoroughLondon Borough of Brent
WardWembley Park
Latitude51.561593
Longitude-0.277245
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