Tokyngton · Brent · Brent West constituency · 51.54684, -0.27594

HA9 6EX— Tokyngton, Brent

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

The family fortress

 

Schools 100%Safety 75/100Transport 43/100Yield 4.57%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Investment-grade — strong yield and growth signals

Liveability
52
Safety
75
Schools
95
Transport
43
Environment
52
Investment
65

The bottom line

HA9 6EX 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: 47 min to victoria — above average for this zone and 11 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA9 6EX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.6% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for HA9 6EX

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How HA9 6EX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Oakington Manor Primary School

Good · Inspected Oct 2023 · 9 min walk

KS2: 106.9

★★★

Secondary

Ark Elvin Academy

Outstanding · Inspected Jun 2023 · 15 min walk

P8: +0.38A8: 43.9

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 · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.0 incidents per 1,000 residents

Better than 52% of London
↑ Rising 395.7%

-19% vs borough

Crime by type

Other27%
Violence & sexual offences25%
Anti-social behaviour15%
Vehicle crime10%
Drug offences9%
Theft6%
Robbery4%
Burglary4%

Stop & search

2.8

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Park Royal Fire Station (G29) · 1.5km

Crime is 3% below London average

Property

Prices, sales volume and market trends

Avg floor area96 m²

EPC breakdown

C
1%
D
1%
E
1%

Based on 3 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£240,000
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

1997–2012 · CAGR

+6.2%

Total change

+145%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.7%

per year

Acceleration

-230.16

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 3 sales

Property Type Mix

Total: 3 sales

Semi-detached66.7%
Terraced33.3%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£106k£106k+0%1
Pre-crash peak2007–2007£328k£328k+0%1
GFC & correction2012–2012£260k£260k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Stonebridge ParkBakerloo line
3.7 min walk
Stonebridge Park→ Euston· 4 tph
22 min

Nearby stations

Stonebridge Park Rail StationLioness
4 min walk
Stonebridge ParkNational Rail
4 min walk
Stonebridge Park Underground StationBakerloo
4 min walk
Wembley Central Rail StationSouthern · Lioness
19 min walk
Wembley Central Underground StationBakerloo
20 min walk
2 bus routes · 6 stops within 400m · 71 buses/hr peak

37

Walkability score

73

Footpaths (500m)

0

Santander docks (800m)

4.1 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria ★47 min
Waterloo52 min ↑
Canary Wharf61 min ↑
City55 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park523m
Santander docks (800m)0
Nearest cycle dock4.1 km

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 waterLOW
Low
Air qualityLOW
NO₂: 34.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 65% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.2 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 70%
More green space than 76% of London

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

GP PATHFINDER CLINICS

1B WYLD WAY, HA9 6PW

1 min walk

63%

Recommend GP

63%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospitalCentral Middlesex Hospital · 1.8 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

17

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

3

Convenience

Nearest supermarketUnion Park Grocers · 1.2 km
1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

2.1km

Post office

Nearby shops

Kiran Supermarket200 m
Local Express226 m
Ruheta Food & Wine281 m
Corner Shop299 m

Nearby cafes

Ace Cafe632 m
PAVO914 m

Nearby restaurants

The Wright Jerk Centre175 m
Royal Chicken241 m
Jaws801 m
Sa'ad's Spice 'n' Grill886 m

Nearby pubs

The Innisfree Free House214 m
Lush762 m
Heather Park782 m

Nearby gyms

Bridge Park Community Leisure Centre509 m

Nearby health

The Law Medical Group Practice178 m
Food hygiene (5-star)52% of 29

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

A&B FOOD LTD
BLACKARROW LOGISTICS LTD
BROTHERHOOD COURT MANAGEMENT LIMITED

Investment

Investment grade, yield and market outlook

65

Investment score

Good

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 score13/100
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

24.1

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,453m
Crossrail 2 route10,133m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,976 nationally

1,811

Est. population

11,539/km²

61%

Employed

31%

Degree educated

£43,500

Median income

5.8%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

42

Community stability

Age profile

22%
24%
24%
19%
Under 1822%
18–3424%
35–4924%
50–6419%
65+12%

Tenure

36%
21%
38%
Own outright36%
Own (mortgage)21%
Private rent38%
Social rent4%
Shared ownership1%

Ethnicity

54%
20%
White British5%
White Other12%
Asian54%
Black20%
Mixed4%
Other7%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine31%
No car household35%
Unemployed5%
No qualifications28%

Housing tenure (Census 2021)

Private rent38%
Social rent4%

vs. London

Income vs London+3.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
11

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
4
Largest scheme
439 homes · Front Forecourt, Wembley Point, 1 Harrow Road, Wembley, HA9 6DE, 1 Wembley Point
Pipeline pressure
NONE

Named schemes (500m)

Front Forecourt, Wembley Point, 1 Harrow Road, Wembley, HA9 6DE, 1 Wembley Point439 homes
completed
1-54 ELSLEY COURT, 1-54 ELSLEY COURT, BABINGTON RISE, HA9 6SN37 homes
completed
159, 159, Harrow Road, Wembley, HA9 6DN17 homes
completed
7A & 7B Flamsted Avenue, Wembley, HA9 6DL4 homes
completed
55A-D Tokyngton Avenue, Wembley, HA9 6HW4 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 6EX

Full postcodeHA9 6EX
Postcode districtHA9
BoroughLondon Borough of Brent
WardTokyngton
Latitude51.546845
Longitude-0.275941
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