Wembley Hill · Brent · Brent West constituency · 51.55353, -0.29453

HA9 7BE— Wembley Hill, Brent

Location and area intelligence for HA9 7BE, Wembley Hill, Brent

High-connectivity investment target

 

Schools 100%Safety 68/100Transport 40/100Yield 4.57%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
57
Safety
68
Schools
100
Transport
40
Environment
48
Investment
66

The bottom line

HA9 7BE offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby; 54 min to london bridge — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA9 7BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income+3.6% vs London avg
vs London crime+67.0% vs London avg

Deep-dive guides for HA9 7BE

🛡️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

“High-connectivity investment target”

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How HA9 7BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Park Lane Primary School

Not yet inspected · 3 min walk

KS2: 108.3

★★★

Secondary

Ark Elvin Academy

Outstanding · Inspected Jun 2023 · 3 min walk

P8: +0.38A8: 43.9

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

108.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 303.7%

+41% vs borough

Crime by type

Other32%
Violence & sexual offences20%
Anti-social behaviour13%
Theft12%
Robbery9%
Drug offences8%
Vehicle crime4%
Burglary1%

Stop & search

6.5

per 1,000 residents

→ Stable

trend

Road safety

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

6

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 689m

Crime is +67% above London average

Property

Prices, sales volume and market trends

Avg floor area69.6 m²

EPC breakdown

E
5%

Based on 5 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£174,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1976-1982
WallsCavity wall, as built, partial insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,952
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Wembley CentralSouthern line
2.4 min walk
Wembley Central→ Euston· 4 tph
25 min

Nearby stations

Wembley CentralNational Rail
2 min walk
Wembley Central Rail StationSouthern · Lioness
2 min walk
Wembley Central Underground StationBakerloo
3 min walk
North Wembley Underground StationBakerloo
15 min walk
North Wembley Rail StationLioness
15 min walk
3 bus routes · 6 stops within 400m · 384 buses/hr peak

56

Walkability score

105

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★54 min
Victoria55 min ↑
Waterloo57 min ↑
Canary Wharf64 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park205m
Santander docks (800m)0
Nearest cycle dock5.5 km

Nearby car parks

🅿️
St Johns Road Car Park
205m
🅿️
Ealing Road Library Customer Car Park
491m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 38.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 55% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.7 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 25%
More green space than 77% of London

Nearest SSSI: Brent Reservoir SSSI — 3.9 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

LANCELOT MEDICAL CENTRE

19 LANCELOT ROAD, HA0 2AL

4 min walk

86%

Recommend GP

86%

Overall GP experience

13

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 793 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

45

Restaurants (800m)

4

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarketLondis · 1.3 km
2 tennis courts

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

2.1km

Post office

Nearby shops

Tesco Express199 m
Sainsbury's Local387 m
Shafiq & Sons394 m
Ealing Newsagents836 m

Nearby cafes

Treatz109 m
Cam Plaza203 m
Shawarma Grill437 m
Cafe & Cool Bar490 m

Nearby restaurants

Popeyes20 m
McDonald's30 m
Taste Of Lahore38 m
Babylonia41 m

Nearby pubs

The Liquor Station97 m
J.J. Moon's124 m
Thirsty Eddie's237 m
Masti330 m

Nearby gyms

The Gym Group London Wembley Central239 m

Nearby pharmacies

Jade Pharmacy924 m
Peace Pharmacy1.0 km

Nearby health

Wembley G.P Surgery778 m
Food hygiene (5-star)67% of 161

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

66

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 score18/100
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

36.3

Price growth score

D
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,935m
Crossrail 2 route11,556m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,605 nationally

2,008

Est. population

13,696/km²

65%

Employed

33%

Degree educated

£43,500

Median income

10.5%

Claimant rate

Inner cityHigh densityRenters

30

Community stability

Age profile

23%
25%
30%
16%
Under 1823%
18–3425%
35–4930%
50–6416%
65+7%

Tenure

15%
41%
24%
Own outright13%
Own (mortgage)15%
Private rent41%
Social rent24%
Shared ownership7%

Ethnicity

13%
62%
14%
White British5%
White Other13%
Asian62%
Black14%
Mixed2%
Other4%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine32%
No car household52%
Unemployed6%
No qualifications26%

Housing tenure (Census 2021)

Private rent41%
Social rent24%

vs. London

Income vs London+3.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Borough approval rate
76%
Opportunity area
Wembley
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1
Regeneration status
Active
Regeneration investment
£3.5bn
Est. completion
2033

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
321
Largest scheme
256 homes · Land, garages, alleyway rear of 416-444, High Road, Wembley, HA9, Land rear of alleyway servicing 416-444
Pipeline pressure
NONE

Named schemes (500m)

Land, garages, alleyway rear of 416-444, High Road, Wembley, HA9, Land rear of alleyway servicing 416-444256 homes
completed
Chesterfield House, 9, Chesterfield House, 9, Park Lane, HA9 7RH239 homes
completed
1-11 & 20-41, 1-11 & 20-41, Central Square, 457-491 High Road, Wembley, HA9223 homes
completed
CAR PARK, CAR PARK, Montrose Crescent, HA0186 homes
completed
LAND FRONTING, LAND FRONTING, EALING ROAD, MONTROSE CRESCENT, UNION ROAD, HA0 2E172 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
16.7%
Election year
2022
MP
Barry Gardiner (Labour)
MP majority
3,793
Constituency
Brent West

Councillors

Ihtesham Malik AfzalLabour
Ajmal AkramLabour
Ishma Younus MoeenLabour

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Key facts for HA9 7BE

Full postcodeHA9 7BE
Postcode districtHA9
BoroughLondon Borough of Brent
WardWembley Hill
Latitude51.553528
Longitude-0.294527
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