Tokyngton · Brent · Brent West constituency · 51.55322, -0.27368

HA9 6PY— Tokyngton, Brent

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

 

Schools 100%Safety 66/100Transport 25/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
54
Safety
66
Schools
90
Transport
25
Environment
54
Investment
54

The bottom line

HA9 6PY offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families 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 6PY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London crime+88.0% vs London avg

Deep-dive guides for HA9 6PY

🛡️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
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How HA9 6PY 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 · 14 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 · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

121.9 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 392.4%

+58% vs borough

Crime by type

Other30%
Violence & sexual offences21%
Anti-social behaviour16%
Drug offences10%
Vehicle crime7%
Theft6%
Burglary5%
Robbery5%

Stop & search

5.0

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) · 2.0km

Crime is +88% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£5,276/m²
Price per ft²£490/ft²
Avg floor area92.4 m²

EPC breakdown

C
6%
D
7%
E
1%

Based on 14 properties · Confidence: medium

Street mix

Semi 15%Terraced 85%

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£231,000
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, 50 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band AAnnual charge £1,301
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.5%

Total change

+525%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.5%

per year

Acceleration

+3.16

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 13 sales

Property Type Mix

Total: 13 sales

Semi-detached15.4%
Terraced84.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1997£78k£72k-7.7%1
Post-dot-com plateau2002–2003£210k£224k+6.7%1
Pre-crash peak2005–2007£233k£290k+24.7%1.5
Brexit uncertainty2017–2017£500k£500k+0%1
Pandemic surge2021–2021£530k£530k+0%2
Current market2024–2025£500k£488k-2.5%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-2.1% alpha

Terraced-2.1% α
Local
-2.1%
District
0%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position100

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
12.4 min walk
Stonebridge Park→ Euston· 4 tph
22 min

Nearby stations

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

20

Walkability score

12

Footpaths (500m)

0

Santander docks (800m)

4.3 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

4

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)850
Nearest car park219m
Santander docks (800m)0
Nearest cycle dock4.3 km

Nearby car parks

🅿️
Pink Parking (Cars & Coaches)
255m
🅿️
Red Parking850 spaces· yes
668m

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: 8.4 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 61%
More green space than 82% of London

Nearest SSSI: Brent Reservoir SSSI — 2.8 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

8 min walk

63%

Recommend GP

63%

Overall GP experience

5

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 2.2 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

24

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The White Horse (738 m)

Nearest supermarketUnion Park Grocers · 559 m
1 tennis courts

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)

1.2km

Post office

Nearby shops

Harshil Newsagents652 m
A Plus Superstore654 m
Stadium Food & Wine700 m
Tesco Express730 m

Nearby cafes

Mileto Caffè599 m
Estadio Lounge Café Bar733 m
Treatz Dessert Parlour753 m
Caffè Nero805 m

Nearby restaurants

Slim Chickens729 m
itsu730 m
Greggs732 m
Five Guys735 m

Nearby pubs

The White Horse738 m
The Innisfree Free House808 m

Nearby gyms

More Yoga864 m
El Estudio900 m
Bridge Park Community Leisure Centre1.1 km

Nearby health

The Law Medical Group Practice611 m
Food hygiene (5-star)67% of 33

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

LATS & NAVS PROPERTIES LTD
RUNNERS FOOD INNOVATION LTD
S.M.A.R.T. GLOVES CLEANING LTD
THE MANE EDIT LTD
WISE PROJECTS LTD

Investment

Investment grade, yield and market outlook

54

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 score16/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

38.4

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,628m
Crossrail 2 route10,151m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,736 nationally

3,191

Est. population

5,387/km²

48%

Employed

40%

Degree educated

4.6%

Claimant rate

SuburbanMedium densityRenters

27

Community stability

Age profile

26%
41%
17%
Under 1826%
18–3441%
35–4917%
50–649%
65+6%

Tenure

17%
16%
54%
Own outright17%
Own (mortgage)16%
Private rent54%
Social rent10%
Shared ownership2%
Rent free0%

Ethnicity

18%
21%
32%
18%
White British18%
White Other21%
Asian33%
Black18%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine14%
No car household52%
Unemployed10%
No qualifications12%

Housing tenure (Census 2021)

Private rent54%
Social rent10%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
287
Largest scheme
743 homes · Land at the Junction of Engineers Way and, First Way, Land at the Junction of Engineers Way and, First Way, Engineers way, Wembley, HA9 0AA
Pipeline pressure
NONE

Named schemes (500m)

Land east of Wembley Stadium (Plot E05), Land east of Wembley Stadium (Plot E05), First Way, HA9458 homes
completed
71 Victoria Avenue, Wembley, HA9 6QA, 712 homes
completed
10 Tudor Court South, Wembley, HA9 6SQ1 homes
completed
12 Tudor Court South, Wembley, HA9 6SQ1 homes
completed
26 Chippenham Avenue, Wembley, HA9 6NQ1 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 6PY

Full postcodeHA9 6PY
Postcode districtHA9
BoroughLondon Borough of Brent
WardTokyngton
Latitude51.553223
Longitude-0.273681
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