Tokyngton · Brent · Brent West constituency · 51.55087, -0.27364

HA9 6PS— Tokyngton, Brent

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

The family fortress

 

Schools 100%Safety 76/100Transport 29/100Yield 4.57%

Best for: Families, Owner-occupiers

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

Liveability
52
Safety
76
Schools
90
Transport
29
Environment
54
Investment
57

The bottom line

HA9 6PS 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: 52 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA9 6PS

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-15.0% vs London avg

Deep-dive guides for HA9 6PS

🛡️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 6PS 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 · 3 min walk

KS2: 106.9

—

Secondary

Michaela Community School

Not yet inspected · 17 min walk

P8: +2.57A8: 79.4

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

55.4 incidents per 1,000 residents

Better than 58% of London
↑ Rising 623.1%

-28% vs borough

Crime by type

Violence & sexual offences34%
Other19%
Anti-social behaviour14%
Drug offences13%
Vehicle crime11%
Theft5%
Robbery3%
Burglary1%

Stop & search

1.2

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) · 1.8km

Crime is 15% below London average

Property

Prices, sales volume and market trends

Avg floor area89.9 m²

EPC breakdown

B
1%
C
1%
D
9%
E
3%

Based on 14 properties · Confidence: medium

Street mix

Semi 92%Terraced 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

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£224,750
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no 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

+7.1%

Total change

+580%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.9%

per year

Acceleration

-9.97

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £75k–£100k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached91.7%
Terraced8.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£74k£110k+49.7%1.3
Post-dot-com plateau2001–2002£169k£225k+33.1%1
GFC & correction2009–2010£220k£290k+31.8%1
Help-to-Buy recovery2013–2015£317k£490k+54.6%1
Brexit uncertainty2018–2018£520k£520k+0%1
Rate-rise correction2023–2023£500k£500k+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
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
9.3 min walk
Stonebridge Park→ Euston· 4 tph
22 min

Nearby stations

Stonebridge Park Rail StationLioness
10 min walk
Stonebridge ParkNational Rail
10 min walk
Stonebridge Park Underground StationBakerloo
10 min walk
Wembley Park Underground StationJubilee · Metropolitan
18 min walk
Wembley Central Rail StationLioness · Southern
20 min walk
No bus stops within 400m

13

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

4.1 km

Nearest cycle dock

Central London commute times

London Bridge ★52 min
Victoria55 min ↑
Waterloo55 min ↑
Canary Wharf62 min ↑
City60 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 park362m
Santander docks (800m)0
Nearest cycle dock4.1 km

Nearby car parks

🅿️
Pink Parking (Cars & Coaches)
510m

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: 31%
More green space than 80% of London

Nearest SSSI: Brent Reservoir SSSI — 3.0 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

5 min walk

63%

Recommend GP

63%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 2.1 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.3 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)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Innisfree Free House (546 m)

Nearest supermarketUnion Park Grocers · 809 m
1 tennis courts1 sports halls

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)

1.3km

Post office

Nearby shops

Harshil Newsagents472 m
A Plus Superstore480 m
Kiran Supermarket527 m
Local Express566 m

Nearby cafes

Mileto Caffè852 m
Treatz Dessert Parlour930 m
Estadio Lounge Café Bar940 m
Starbucks1.1 km

Nearby restaurants

The Wright Jerk Centre499 m
Royal Chicken576 m
Greggs904 m
Slim Chickens906 m

Nearby pubs

The Innisfree Free House546 m
The White Horse951 m

Nearby gyms

Bridge Park Community Leisure Centre869 m

Nearby health

The Law Medical Group Practice389 m
Food hygiene (5-star)59% of 34

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Registered businesses

BBROTHERS CONSTRUCT LTD
GMC ELECTRICAL SPARKS LTD
IM TAILOR STUDIO LTD
WHOLESALE MACHINERY LIMITED

Investment

Investment grade, yield and market outlook

57

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 score12/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

16.8

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,504m
Crossrail 2 route10,079m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,940 nationally

1,696

Est. population

12,339/km²

57%

Employed

30%

Degree educated

8.9%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

50

Community stability

Age profile

25%
22%
19%
20%
15%
Under 1825%
18–3422%
35–4919%
50–6420%
65+15%

Tenure

42%
25%
26%
Own outright42%
Own (mortgage)25%
Private rent26%
Social rent6%
Shared ownership1%

Ethnicity

15%
43%
28%
White British4%
White Other15%
Asian43%
Black28%
Mixed3%
Other7%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine30%
No car household22%
Unemployed6%
No qualifications26%

Housing tenure (Census 2021)

Private rent26%
Social rent6%

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
458 homes · Land east of Wembley Stadium (Plot E05), Land east of Wembley Stadium (Plot E05), First Way, HA9
Pipeline pressure
NONE

Named schemes (500m)

1-54 ELSLEY COURT, 1-54 ELSLEY COURT, BABINGTON RISE, HA9 6SN37 homes
completed
72 Vivian Avenue, Wembley, HA9 6RU3 homes
completed
1 Georgian Court, Wembley, HA9 6QG, 12 homes
completed
71 Victoria Avenue, Wembley, HA9 6QA, 712 homes
completed
28A & 28B ,,, 28A & 28B ,,, Chalfont Avenue, Wembley, HA9 6NS2 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 6PS

Full postcodeHA9 6PS
Postcode districtHA9
BoroughLondon Borough of Brent
WardTokyngton
Latitude51.550866
Longitude-0.273640
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