Wembley Hill · Brent · Brent West constituency · 51.55310, -0.28623

HA9 6BA— Wembley Hill, Brent

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

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 47/100Yield 4.57%⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
65
Safety
72
Schools
95
Transport
47
Environment
46
Investment
71

The bottom line

HA9 6BA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Investors who can accept its trade-offs.

The catches: high noise levels nearby; 51 min to london bridge — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

HA9 6BA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+3.6% vs London avg
vs London crime+24.0% vs London avg

Deep-dive guides for HA9 6BA

🛡️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 6BA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Joseph's Catholic Junior School

Good · Inspected Sept 2023 · 2 min walk

KS2: 106.9

★★★

Secondary

Ark Elvin Academy

Outstanding · Inspected Jun 2023 · 4 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 · 24 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

80.8 incidents per 1,000 residents

Higher crime than 61% of London
↑ Rising 328.6%

+5% vs borough

Crime by type

Other23%
Violence & sexual offences23%
Anti-social behaviour21%
Drug offences13%
Theft6%
Robbery5%
Vehicle crime4%
Burglary4%

Stop & search

3.5

per 1,000 residents

→ Stable

trend

Road safety

90

Road safety score

10

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 1.2km

Crime is +24% above London average

Property

Prices, sales volume and market trends

Avg floor area58.5 m²

EPC breakdown

B
2%
C
14%
D
16%
E
5%
G
3%

Based on 40 properties · Confidence: high

Street mix

Semi 20%Terraced 40%Flat 20%Other 20%

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£146,250
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)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,952
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2016 · CAGR

+7.7%

Total change

+372%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.2%

per year

Acceleration

-564.81

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £500k–£600k · 4 sales

Property Type Mix

Total: 4 sales

Semi-detached25%
Terraced50%
Flat/maisonette25%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1995£126k£126k+0%1
Post-dot-com plateau2001–2001£80k£80k+0%1
Pre-crash peak2006–2006£540k£540k+0%1
Help-to-Buy recovery2016–2016£595k£595k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
8.6 min walk
Wembley Stadium

Nearby stations

Wembley StadiumNational Rail
2 min walk
Wembley Central Rail StationLioness · Southern
9 min walk
Wembley Central Underground StationBakerloo
9 min walk
Wembley Park Underground StationJubilee · Metropolitan
15 min walk
Stonebridge Park Rail StationLioness
15 min walk
No bus stops within 400m

43

Walkability score

102

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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)850
Nearest car park354m
Santander docks (800m)0
Nearest cycle dock5.0 km

Nearby car parks

🅿️
Red Parking850 spaces· yes
380m
🅿️
St Johns Road Car Park
782m

Connectivity

Broadband and mobile coverage

90%

Full fibre

86%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed485 Mbps
Median download462 Mbps
Superfast coverage90%
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: 38.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 55% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.1 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 40%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 3.5 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

THE SURGERY

260-262 HARROW ROAD, HA9 6QL

5 min walk

83%

Recommend GP

83%

Overall GP experience

6

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 1.3 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

44

Parks (1km)

45

Restaurants (800m)

9

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarketTian Tian Market · 877 m
1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

2.2km

Post office

Nearby shops

Sainsbury's Local194 m
Stadium Food & Wine328 m
Wenzel's404 m
Tesco Express443 m

Nearby cafes

Trio Cafe & Sandwich Bar96 m
Shawarma Grill157 m
Costa374 m
Cam Plaza382 m

Nearby restaurants

Sammy's Kebab14 m
Young's Peking Restaurant15 m
City Bites25 m
Chicken Cottage44 m

Nearby pubs

Mannions35 m
The Arch71 m
Thirsty Eddie's350 m
J.J. Moon's453 m

Nearby gyms

The Gym Group London Wembley Central717 m
More Yoga836 m
El Estudio851 m
Wembley Leisure Centre855 m

Nearby health

The Law Medical Group Practice826 m
Food hygiene (5-star)73% of 120

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

ARJUN (UK) LTD
GADANIO LTD
GOAN SPICE CAFE & RESTAURANT LIMITED
HITUHEMU LTD
KSP ADCO LTD

+10 more

Investment

Investment grade, yield and market outlook

71

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 score22/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

50

Price growth score

C
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,397m
Crossrail 2 route10,987m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,332 nationally

2,599

Est. population

13,625/km²

63%

Employed

32%

Degree educated

£43,500

Median income

5.7%

Claimant rate

Inner cityHigh densityRenters

36

Community stability

Age profile

23%
25%
24%
17%
Under 1823%
18–3425%
35–4924%
50–6417%
65+11%

Tenure

27%
16%
41%
Own outright27%
Own (mortgage)16%
Private rent41%
Social rent12%
Shared ownership3%

Ethnicity

62%
White British5%
White Other12%
Asian62%
Black12%
Mixed3%
Other6%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine35%
No car household49%
Unemployed5%
No qualifications26%

Housing tenure (Census 2021)

Private rent41%
Social rent12%

vs. London

Income vs London+3.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
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)
1
Regeneration status
Active
Regeneration investment
£3.5bn
Est. completion
2033

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
742
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
York House, York House, Empire Way, HA9 0PA360 homes
completed
York House, Empire Way, Wembley, HA9 0PA, York House346 homes
completed
York House, Empire Way, Wembley, HA9 0PA, York House305 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 6BA

Full postcodeHA9 6BA
Postcode districtHA9
BoroughLondon Borough of Brent
WardWembley Hill
Latitude51.553101
Longitude-0.286235
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