Tokyngton · Brent · Brent West constituency · 51.54956, -0.28308

HA9 6DR— Tokyngton, Brent

Location and area intelligence for HA9 6DR, Tokyngton, Brent

 

Schools 100%Safety 74/100Transport 29/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
74
Schools
100
Transport
29
Environment
44
Investment
46

The bottom line

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

The catches: 58 min to victoria — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA9 6DR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.6% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for HA9 6DR

🛡️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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How HA9 6DR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Elsley Primary School

Not yet inspected · 3 min walk

KS2: 104.8

★★★

Secondary

Ark Elvin Academy

Outstanding · Inspected Jun 2023 · 8 min walk

P8: +0.38A8: 43.9

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 20 min walk

5 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

72.6 incidents per 1,000 residents

Higher crime than 55% of London
↑ Rising 504.8%

-6% vs borough

Crime by type

Other26%
Violence & sexual offences25%
Anti-social behaviour16%
Vehicle crime12%
Theft10%
Robbery5%
Drug offences4%
Burglary2%

Stop & search

3.4

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) · 1.5km

Crime is +12% above London average

Property

21 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%
Price per m²£5,936/m²
Price per ft²£551/ft²
Avg floor area99.4 m²

EPC breakdown

B
1%
C
4%
D
7%

Based on 12 properties · Confidence: medium

Street mix

Semi 85%Terraced 8%Flat 8%

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 suitableYes
EPC upgrade costMedium
Rebuild cost estimate£248,500
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, insulated (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,735
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+8.2%

Total change

+883%

Market Activity

Price Velocity & Acceleration

Current Velocity

+68.6%

per year

Acceleration

+19.63

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £125k–£150k · 13 sales

Property Type Mix

Total: 13 sales

Semi-detached84.6%
Terraced7.7%
Flat/maisonette7.7%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1996£60k£80k+33%1.5
Post-dot-com plateau2001–2004£149k£235k+57.7%2.7
Pre-crash peak2006–2006£350k£350k+0%1
Current market2024–2024£590k£590k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.1% alpha

Semi-detached+0.1% α
Local
15.3%
District
15.2%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Stonebridge ParkBakerloo line
9.5 min walk
Wembley Stadium

Nearby stations

Wembley StadiumNational Rail
7 min walk
Stonebridge Park Rail StationLioness
10 min walk
Stonebridge Park Underground StationBakerloo
10 min walk
Wembley Central Rail StationSouthern · Lioness
12 min walk
Wembley Central Underground StationBakerloo
13 min walk
No bus stops within 400m

25

Walkability score

32

Footpaths (500m)

0

Santander docks (800m)

4.6 km

Nearest cycle dock

Central London commute times

London Bridge60 min ↑
Victoria ★58 min
Waterloo61 min ↑
Canary Wharf70 min ↑
City64 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

4

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)850
Nearest car park612m
Santander docks (800m)0
Nearest cycle dock4.6 km

Nearby car parks

🅿️
Red Parking850 spaces· yes
675m

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: 8.8 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 19%
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

2 min walk

83%

Recommend GP

83%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 1.5 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

26

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Mannions (418 m)

Nearest supermarketUnion Park Grocers · 1.0 km

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)

2.3km

Post office

Nearby shops

Stadium Food & Wine151 m
A Plus Superstore266 m
Harshil Newsagents284 m
Sainsbury's Local602 m

Nearby cafes

Trio Cafe & Sandwich Bar547 m
Shawarma Grill589 m
Costa729 m
Cam Plaza758 m

Nearby restaurants

Papa John's353 m
Sa'ad's Spice 'n' Grill365 m
Station 31369 m
Gurkha Valley380 m

Nearby pubs

Mannions418 m
The Arch430 m
Lush731 m
Thirsty Eddie's734 m

Nearby gyms

More Yoga1.1 km
El Estudio1.2 km
Wembley Leisure Centre1.2 km

Nearby health

The Law Medical Group Practice429 m
Food hygiene (5-star)69% of 80

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

AG GREEN LIGHT LTD
BOOKTUCK LIMITED
CAPITAL CERTS LTD
DAILYBASIX LTD
INNOVATION BUILDERS LTD

+3 more

Investment

Investment grade, yield and market outlook

46

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 score18/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

41.3

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,029m
Crossrail 2 route10,681m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,413 nationally

1,750

Est. population

7,352/km²

56%

Employed

32%

Degree educated

£43,500

Median income

5.7%

Claimant rate

SuburbanHigh densityMixed

44

Community stability

Age profile

19%
22%
21%
19%
19%
Under 1819%
18–3422%
35–4921%
50–6419%
65+19%

Tenure

41%
19%
33%
Own outright41%
Own (mortgage)19%
Private rent33%
Social rent5%
Shared ownership2%

Ethnicity

58%
16%
White British6%
White Other12%
Asian58%
Black16%
Mixed3%
Other6%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine30%
No car household33%
Unemployed4%
No qualifications29%

Housing tenure (Census 2021)

Private rent33%
Social rent5%

vs. London

Income vs London+3.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Planning apps (3 years)
1
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
482
Largest scheme
3796 homes · LAND SURROUNDING WEMBLEY STADIUM, LAND SURROUNDING WEMBLEY STADIUM, Royal Route, Wembley, HA9
Pipeline pressure
NONE

Named schemes (500m)

Allotments R/O 1-31 odd, Wembley Hill Tennis Club Grounds &, Allotments R/O 1-31 odd, Wembley Hill Tennis Club Grounds &, Vivian Avenue, Wembley, HA940 homes
completed
159, 159, Harrow Road, Wembley, HA9 6DN17 homes
completed
231-233, 231-233, Harrow Road, HA9 6DX4 homes
completed
65, 65, Oakington Manor Drive, Wembley, HA9 6LU4 homes
completed
7A & 7B Flamsted Avenue, Wembley, HA9 6DL4 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
31.2%
Election year
2022
MP
Barry Gardiner (Labour)
MP majority
3,793
Constituency
Brent West

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Key facts for HA9 6DR

Full postcodeHA9 6DR
Postcode districtHA9
BoroughLondon Borough of Brent
WardTokyngton
Latitude51.549557
Longitude-0.283079
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