Tokyngton · Brent · Brent West constituency · 51.54905, -0.27463

HA9 6PR— Tokyngton, Brent

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

The family fortress

 

Schools 100%Safety 78/100Transport 35/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
53
Safety
78
Schools
90
Transport
35
Environment
54
Investment
45

The bottom line

HA9 6PR 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 catch: 47 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

HA9 6PR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London crime-35.0% vs London avg

Deep-dive guides for HA9 6PR

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How HA9 6PR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Oakington Manor Primary School

Good · Inspected Oct 2023 · 5 min walk

KS2: 106.9

—

Secondary

Michaela Community School

Not yet inspected · 19 min walk

P8: +2.57A8: 79.4

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 · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

42.3 incidents per 1,000 residents

Better than 69% of London
↑ Rising 294.4%

from a low base — still below London average

-45% vs borough

Crime by type

Anti-social behaviour21%
Violence & sexual offences21%
Vehicle crime20%
Drug offences15%
Other15%
Burglary6%
Robbery1%
Theft0%

Stop & search

1.8

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Park Royal Fire Station (G29) · 1.6km

Crime is 35% below London average

Property

2 Jul

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£5,595/m²
Price per ft²£520/ft²
Avg floor area98.3 m²

EPC breakdown

D
10%
E
4%

Based on 14 properties · Confidence: medium

Street mix

Semi 100%

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£245,750
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 250 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

1995–2025 · CAGR

+6.9%

Total change

+633%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

-64.18

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 9 sales

Property Type Mix

Total: 9 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£75k£78k+4%1
Post-dot-com plateau2002–2003£173k£264k+52.6%1
Pre-crash peak2005–2005£250k£250k+0%1
GFC & correction2012–2012£335k£335k+0%1
Pandemic surge2021–2021£550k£550k+0%1
Current market2025–2025£550k£550k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Stonebridge Park Rail StationLioness
7 min walk
Stonebridge ParkNational Rail
7 min walk
Stonebridge Park Underground StationBakerloo
7 min walk
Wembley Central Rail StationSouthern · Lioness
19 min walk
Wembley Central Underground StationBakerloo
20 min walk
No bus stops within 400m

19

Walkability score

61

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park512m
Santander docks (800m)0
Nearest cycle dock4.1 km

Nearby car parks

🅿️
Pink Parking (Cars & Coaches)
722m

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: 34.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 65% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.2 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 28%
More green space than 80% of London

Nearest SSSI: Brent Reservoir SSSI — 3.2 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

2 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 · 2.0 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

2

Convenience

Nearest supermarketUnion Park Grocers · 993 m
1 tennis courts1 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)

1.4km

Post office

Nearby shops

Harshil Newsagents331 m
Kiran Supermarket337 m
A Plus Superstore344 m
Local Express377 m

Nearby cafes

Ace Cafe890 m
Mileto Caffè1.0 km
Estadio Lounge Café Bar1.1 km

Nearby restaurants

The Wright Jerk Centre306 m
Royal Chicken389 m
Sa'ad's Spice 'n' Grill802 m
Papa John's819 m

Nearby pubs

The Innisfree Free House357 m
The White Horse1.1 km

Nearby gyms

Bridge Park Community Leisure Centre688 m

Nearby health

The Law Medical Group Practice206 m
Food hygiene (5-star)55% of 31

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

AISHA BROOKS LTD
IANODA LTD
KARMAKAI PHOTOGRAPHY LTD

Investment

Investment grade, yield and market outlook

45

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 score12/100
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

32

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,476m
Crossrail 2 route10,097m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,686 nationally

1,677

Est. population

11,459/km²

59%

Employed

32%

Degree educated

7.9%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

46

Community stability

Age profile

23%
22%
21%
19%
15%
Under 1823%
18–3422%
35–4921%
50–6420%
65+15%

Tenure

40%
20%
29%
Own outright40%
Own (mortgage)20%
Private rent29%
Social rent10%
Shared ownership1%
Rent free0%

Ethnicity

17%
46%
19%
White British7%
White Other17%
Asian46%
Black19%
Mixed2%
Other10%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine28%
No car household25%
Unemployed5%
No qualifications27%

Housing tenure (Census 2021)

Private rent29%
Social rent10%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

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
55A-D Tokyngton Avenue, Wembley, HA9 6HW4 homes
completed
72 Vivian Avenue, Wembley, HA9 6RU3 homes
completed
Garages, Garages, Aldbury Avenue, Wembley, HA9 6EY3 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 6PR

Full postcodeHA9 6PR
Postcode districtHA9
BoroughLondon Borough of Brent
WardTokyngton
Latitude51.549047
Longitude-0.274632
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