Wembley Hill · Brent · Brent West constituency · 51.55177, -0.28620

HA9 6BQ— Wembley Hill, Brent

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

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 45/100Yield 4.57%⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
63
Safety
72
Schools
95
Transport
45
Environment
44
Investment
71

The bottom line

HA9 6BQ 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: 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 6BQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for HA9 6BQ

🛡️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🔒 Very Safe

“High-connectivity investment target”

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How HA9 6BQ 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 Infant School

Good · Inspected Oct 2023 · 1 min walk

★★★

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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 23 min walk

5 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

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

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 area95.6 m²

EPC breakdown

C
2%
D
13%
E
2%

Based on 17 properties · Confidence: medium

Street mix

Semi 26%Terraced 74%

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£239,000
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,952
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+7.8%

Total change

+728%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.8%

per year

Acceleration

-5.22

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £250k–£300k · 18 sales

Property Type Mix

Total: 18 sales

Semi-detached22.2%
Terraced77.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£67k£137k+104.5%1.2
Post-dot-com plateau2001–2003£154k£250k+62.9%1.7
Pre-crash peak2006–2007£280k£250k-10.7%1
GFC & correction2010–2012£305k£306k+0.3%1.5
Brexit uncertainty2018–2018£500k£500k+0%1
Rate-rise correction2022–2023£540k£555k+2.8%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.3% alpha

Terraced-0.3% α
Local
8.9%
District
9.2%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position40

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
8.4 min walk
Wembley Stadium

Nearby stations

Wembley StadiumNational Rail
4 min walk
Wembley Central Rail StationSouthern · Lioness
9 min walk
Wembley Central Underground StationBakerloo
9 min walk
Stonebridge Park Rail StationLioness
14 min walk
Stonebridge Park Underground StationBakerloo
14 min walk
No bus stops within 400m

39

Walkability score

76

Footpaths (500m)

0

Santander docks (800m)

4.9 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

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)850
Nearest car park482m
Santander docks (800m)0
Nearest cycle dock4.9 km

Nearby car parks

🅿️
Red Parking850 spaces· yes
498m

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: 38.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 55% of London
NoiseLOW
none
Quieter 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 AONB7% green spaceTree canopy: 40%
Below average green space

Nearest SSSI: Brent Reservoir SSSI — 3.6 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

4 min walk

83%

Recommend GP

83%

Overall GP experience

6

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 1.3 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

44

Parks (1km)

43

Restaurants (800m)

7

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

2

Convenience

Nearest supermarketTian Tian Market · 1.0 km

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)

2.4km

Post office

Nearby shops

Stadium Food & Wine237 m
Sainsbury's Local274 m
Wenzel's542 m
A Plus Superstore579 m

Nearby cafes

Trio Cafe & Sandwich Bar236 m
Shawarma Grill263 m
Cam Plaza439 m
Treatz508 m

Nearby restaurants

Papa John's111 m
Station 31117 m
Gurkha Valley117 m
Arena119 m

Nearby pubs

Mannions127 m
The Arch171 m
Thirsty Eddie's413 m
J.J. Moon's491 m

Nearby gyms

The Gym Group London Wembley Central702 m
More Yoga968 m
El Estudio986 m
Wembley Leisure Centre997 m

Nearby health

The Law Medical Group Practice735 m
Food hygiene (5-star)73% of 119

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

CAKE BOX ACTON LTD
CAKE BOX CRICKLEWOOD LTD
CAKE SHEPHERDS BUSH LTD
CARMEN'S COACHING LTD
CEO BUSINESS SOLUTIONS LTD

+7 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 score21/100
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

40.2

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,330m
Crossrail 2 route10,948m

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)
2
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
743
Largest scheme
3796 homes · LAND SURROUNDING WEMBLEY STADIUM, LAND SURROUNDING WEMBLEY STADIUM, Royal Route, Wembley, HA9
Pipeline pressure
NONE

Named schemes (500m)

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
349 Brent House, 349 Brent House, High Road, HA9 6BZ248 homes
completed
Mahatma Gandhi House, 34, Mahatma Gandhi House, 34, Wembley Hill Road, HA9 8AD198 homes
completed
Land Adjacent to Wembley Stadium Station, Land Adjacent to Wembley Stadium Station, South Way, HA9 0HB188 homes
completed
Land Surrouding Wembley Stadium Station, Wembley Hill Road, Wembley, Land Surrounding Wembley Stadium Station156 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 6BQ

Full postcodeHA9 6BQ
Postcode districtHA9
BoroughLondon Borough of Brent
WardWembley Hill
Latitude51.551770
Longitude-0.286198
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