Wembley Hill · Brent · Brent West constituency · 51.55257, -0.29590

HA9 7DR— Wembley Hill, Brent

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

High-connectivity investment target

 

Schools 100%Safety 53/100Transport 42/100Yield 4.57%

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
55
Safety
53
Schools
100
Transport
42
Environment
48
Investment
72

The bottom line

HA9 7DR offers exceptional schools (100% Good/Outstanding) — strong value for Investors who can accept its trade-offs.

The catch: 54 min to london bridge — above average for this zone.

Less suited to Families.

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Location

HA9 7DR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income+3.6% vs London avg
vs London crime+205.0% vs London avg

Deep-dive guides for HA9 7DR

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

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“High-connectivity investment target”

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How HA9 7DR 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 · 5 min walk

KS2: 108.3

★★★

Secondary

Ark Elvin Academy

Outstanding · Inspected Jun 2023 · 4 min walk

P8: +0.38A8: 43.9

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

197.9 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 327.6%

+156% vs borough

Crime by type

Other38%
Violence & sexual offences19%
Anti-social behaviour12%
Theft10%
Drug offences8%
Robbery7%
Burglary5%
Vehicle crime2%

Stop & search

12.8

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 571m

Crime is +205% above London average

Property

Prices, sales volume and market trends

Avg floor area59.1 m²

EPC breakdown

B
16%
C
4%

Based on 20 properties · Confidence: medium

Street mix

Flat 96%Other 4%

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£147,750
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,952
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2010–2019 · CAGR

+2.9%

Total change

+29%

Market Activity

Price Velocity & Acceleration

Current Velocity

-30.3%

per year

Acceleration

-159.36

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 23 sales

Property Type Mix

Total: 23 sales

Flat/maisonette100%

By decade

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2010–2012£281k£238k-15.3%4.3
Help-to-Buy recovery2013–2013£227k£227k+0%7
Brexit uncertainty2017–2019£520k£363k-30.3%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+5.5% alpha

Flat/maisonette+5.5% α
Local
2.9%
District
-2.6%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

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
0.7 min walk
Wembley Central→ Euston· 4 tph
25 min

Nearby stations

Wembley CentralNational Rail
1 min walk
Wembley Central Rail StationSouthern · Lioness
1 min walk
Wembley Central Underground StationBakerloo
1 min walk
North Wembley Underground StationBakerloo
16 min walk
North Wembley Rail StationLioness
16 min walk
3 bus routes · 9 stops within 400m · 307 buses/hr peak

52

Walkability score

74

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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park166m
Santander docks (800m)0
Nearest cycle dock5.5 km

Nearby car parks

🅿️
St Johns Road Car Park
166m
🅿️
Ealing Road Library Customer Car Park
356m

Connectivity

Broadband and mobile coverage

0%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed20 Mbps
Median download20 Mbps
Superfast coverage0%
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: 38.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 55% of London
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.7 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 28%
More green space than 76% of London

Nearest SSSI: Brent Reservoir SSSI — 4.1 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

3 min walk

86%

Recommend GP

86%

Overall GP experience

14

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 660 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

26

Parks (1km)

44

Restaurants (800m)

3

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

2

Convenience

Nearest supermarketLidl · 1.4 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)

1.8km

Post office

Nearby shops

Tesco Express76 m
Shafiq & Sons251 m
Sainsbury's Local495 m
Ealing Newsagents712 m

Nearby cafes

Treatz230 m
Cam Plaza326 m
Cafe & Cool Bar368 m
Shawarma Grill548 m

Nearby restaurants

Royal Fried Chicken & Ribs55 m
Greggs61 m
Makla Charcoal Grill London118 m
McDonald's119 m

Nearby pubs

Masti205 m
The Liquor Station220 m
J.J. Moon's240 m
Flannery's Bar325 m

Nearby gyms

The Gym Group London Wembley Central102 m

Nearby pharmacies

Jade Pharmacy804 m
Peace Pharmacy1.1 km

Nearby health

Wembley G.P Surgery647 m
Wembley Centre for Health & Care748 m
Food hygiene (5-star)63% of 180

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

A

High street health

Registered businesses

IFACILITY LIMITED
TJSZ LIMITED
WEMBLEY HOME CARE SERVICES LTD

Investment

Investment grade, yield and market outlook

72

Investment score

Strong

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 score20/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

47.3

Price growth score

C
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,976m
Crossrail 2 route11,623m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,243 nationally

1,642

Est. population

26,451/km²

65%

Employed

41%

Degree educated

£43,500

Median income

5.7%

Claimant rate

Inner cityVery high densityRenters

18

Community stability

Age profile

22%
33%
27%
Under 1822%
18–3434%
35–4927%
50–6413%
65+5%

Tenure

66%
16%
Own outright10%
Own (mortgage)6%
Private rent66%
Social rent16%
Shared ownership1%
Rent free0%

Ethnicity

15%
54%
13%
White British6%
White Other15%
Asian54%
Black13%
Mixed5%
Other7%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine29%
No car household70%
Unemployed7%
No qualifications23%

Housing tenure (Census 2021)

Private rent66%
Social rent16%

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)
0
Regeneration status
Active
Regeneration investment
£3.5bn
Est. completion
2033

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
318
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 7DR

Full postcodeHA9 7DR
Postcode districtHA9
BoroughLondon Borough of Brent
WardWembley Hill
Latitude51.552568
Longitude-0.295904
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