Wembley Hill · Brent · Brent West constituency · 51.55343, -0.29227

HA9 6AA— Wembley Hill, Brent

Location and area intelligence for HA9 6AA, Wembley Hill, Brent

High-connectivity investment target

 

Schools 100%Safety 53/100Transport 43/100Yield 4.57%⚠ Knotweed sites nearby

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
56
Safety
53
Schools
100
Transport
43
Environment
48
Investment
72

The bottom line

HA9 6AA offers exceptional schools (100% Good/Outstanding) — strong value for Investors who can accept its trade-offs.

The catches: 54 min to london bridge — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Families.

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Location

HA9 6AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+3.6% vs London avg
vs London crime+205.0% vs London avg

Deep-dive guides for HA9 6AA

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

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Postcode Personality

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“High-connectivity investment target”

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How HA9 6AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Park Lane Primary School

Not yet inspected · 4 min walk

KS2: 108.3

★★★

Secondary

Ark Elvin Academy

Outstanding · Inspected Jun 2023 · 2 min walk

P8: +0.38A8: 43.9

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

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

197.9 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 327.6%

+156% vs borough

Crime by type

Other38%
Violence & sexual offences19%
Anti-social behaviour12%
Theft10%
Drug offences8%
Robbery7%
Burglary5%
Vehicle crime2%

Stop & search

12.8

per 1,000 residents

→ Stable

trend

Road safety

90

Road safety score

6

Accidents (5yr)

1

KSI (5yr)

5

Serious within 200m

HIGH pedestrian risk5 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

9

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 838m

Crime is +205% above London average

Property

Prices, sales volume and market trends

Avg floor area79 m²

EPC breakdown

C
2%
D
3%
E
2%

Based on 7 properties · Confidence: low

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 suitableYes
EPC upgrade costMedium
Rebuild cost estimate£197,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofFlat, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,952
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Distribution

P25: £600k–£700k · P75: £600k–£700k · 1 sales

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2001£610k£610k+0%1

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 Central Underground StationBakerloo line
4.1 min walk
Wembley Central→ Euston· 4 tph
25 min

Nearby stations

Wembley CentralNational Rail
4 min walk
Wembley Central Rail StationSouthern · Lioness
4 min walk
Wembley Central Underground StationBakerloo
4 min walk
North Wembley Underground StationBakerloo
16 min walk
North Wembley Rail StationLioness
16 min walk
No bus stops within 400m

41

Walkability score

110

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★54 min
Victoria55 min ↑
Waterloo57 min ↑
Canary Wharf64 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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)850
Nearest car park362m
Santander docks (800m)0
Nearest cycle dock5.3 km

Nearby car parks

🅿️
St Johns Road Car Park
362m
🅿️
Ealing Road Library Customer Car Park
569m
🅿️
Red Parking850 spaces· yes
718m

Connectivity

Broadband and mobile coverage

36%

Full fibre

36%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed193 Mbps
Median download26 Mbps
Superfast coverage36%
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: 38.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 55% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.5 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 55%
More green space than 77% of London

Nearest SSSI: Brent Reservoir SSSI — 3.8 km

Energy

Solar: 851 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

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 suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

LANCELOT MEDICAL CENTRE

19 LANCELOT ROAD, HA0 2AL

6 min walk

86%

Recommend GP

86%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 930 m
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

35

Parks (1km)

48

Restaurants (800m)

4

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarketTian Tian Market · 1.1 km
2 tennis courts

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

2.1km

Post office

Nearby shops

Sainsbury's Local231 m
Tesco Express294 m
Shafiq & Sons510 m
Wenzel's671 m

Nearby cafes

Treatz49 m
Cam Plaza60 m
Shawarma Grill282 m
Trio Cafe & Sandwich Bar370 m

Nearby restaurants

Walli's Chicken8 m
Rasoi Indian Kitchen17 m
Urban Choclatier18 m
A1 Chicken Hut23 m

Nearby pubs

J.J. Moon's34 m
The Liquor Station60 m
Thirsty Eddie's89 m
Mannions448 m

Nearby gyms

The Gym Group London Wembley Central342 m

Nearby pharmacies

Jade Pharmacy958 m
Peace Pharmacy999 m
Food hygiene (5-star)67% of 168

Business

Local businesses registered here

Active businesses
22
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
14
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

ALMIS UK LIMITED
ASMA SHOP LTD
ASMD BAGEL LIMITED
ASSAL CARS LTD
BRIGHT CHILDCARE CENTRE LTD

+15 more

Investment

Investment grade, yield and market outlook

72

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 score20/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

47.1

Price growth score

C
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,789m
Crossrail 2 route11,401m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,243 nationally

1,642

Est. population

26,451/km²

65%

Employed

41%

Degree educated

£43,500

Median income

5.7%

Claimant rate

Inner cityVery high densityRenters

18

Community stability

Age profile

22%
33%
27%
Under 1822%
18–3434%
35–4927%
50–6413%
65+5%

Tenure

66%
16%
Own outright10%
Own (mortgage)6%
Private rent66%
Social rent16%
Shared ownership1%
Rent free0%

Ethnicity

15%
54%
13%
White British6%
White Other15%
Asian54%
Black13%
Mixed5%
Other7%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine29%
No car household70%
Unemployed7%
No qualifications23%

Housing tenure (Census 2021)

Private rent66%
Social rent16%

vs. London

Income vs London+3.6%

Planning

Conservation areas and development

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

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
476
Largest scheme
256 homes · Land, garages, alleyway rear of 416-444, High Road, Wembley, HA9, Land rear of alleyway servicing 416-444
Pipeline pressure
NONE

Named schemes (500m)

Land, garages, alleyway rear of 416-444, High Road, Wembley, HA9, Land rear of alleyway servicing 416-444256 homes
completed
349 Brent House, 349 Brent House, High Road, HA9 6BZ248 homes
completed
Chesterfield House, 9, Chesterfield House, 9, Park Lane, HA9 7RH239 homes
completed
1-11 & 20-41, 1-11 & 20-41, Central Square, 457-491 High Road, Wembley, HA9223 homes
completed
Land on, Land on, Elm Road, Wembley, HA9121 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
16.7%
Election year
2022
MP
Barry Gardiner (Labour)
MP majority
3,793
Constituency
Brent West

Councillors

Ihtesham Malik AfzalLabour
Ajmal AkramLabour
Ishma Younus MoeenLabour

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Key facts for HA9 6AA

Full postcodeHA9 6AA
Postcode districtHA9
BoroughLondon Borough of Brent
WardWembley Hill
Latitude51.553432
Longitude-0.292266
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