Preston · Brent · Brent West constituency · 51.56267, -0.29713

HA9 7HE— Preston, Brent

Location and area intelligence for HA9 7HE, Preston, Brent

The family fortress

 

Schools 100%Safety 75/100Transport 35/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
49
Safety
75
Schools
100
Transport
35
Environment
49
Investment
51

The bottom line

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

The catch: 49 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA9 7HE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+9.5% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for HA9 7HE

🛡️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 7HE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Wembley Primary School

Not yet inspected · Inspected Nov 2024 · 3 min walk

KS2: 107.8

★★★

Secondary

Ark Elvin Academy

Outstanding · Inspected Jun 2023 · 15 min walk

P8: +0.38A8: 43.9

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 40 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.1 incidents per 1,000 residents

Better than 52% of London
↑ Rising 579.2%

-18% vs borough

Crime by type

Violence & sexual offences33%
Other20%
Anti-social behaviour18%
Vehicle crime10%
Drug offences9%
Theft5%
Robbery3%
Burglary2%

Stop & search

1.6

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: Wembley Fire Station (G30) · 1.3km

Crime is 3% below 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£3,513/m²
Price per ft²£326/ft²
Avg floor area62.2 m²

EPC breakdown

B
17%
C
46%
D
3%
E
2%

Based on 68 properties · Confidence: high

Street mix

Flat 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£155,500
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,735
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2026 · CAGR

+0%

Total change

+0%

Market Activity

Price Velocity & Acceleration

Current Velocity

-34.3%

per year

Acceleration

-39.92

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 110 sales

Property Type Mix

Total: 110 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£217k£217k+0%37
Pre-crash peak2005–2007£185k£210k+13.8%8.7
GFC & correction2009–2012£165k£210k+27.3%2.7
Help-to-Buy recovery2013–2016£212k£288k+35.9%4.8
Brexit uncertainty2017–2019£313k£280k-10.5%3
Pandemic surge2020–2021£130k£335k+157.7%2
Rate-rise correction2022–2023£313k£313k-0.2%3.5
Current market2024–2026£330k£217k-34.3%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.5% alpha

Flat/maisonette-2.5% α
Local
0%
District
2.5%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing7
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
North Wembley Underground StationBakerloo line
5.5 min walk
North Wembley→ Euston· 4 tph
28 min

Nearby stations

North Wembley Rail StationLioness
6 min walk
North WembleyNational Rail
6 min walk
North Wembley Underground StationBakerloo
6 min walk
Preston Road Underground StationMetropolitan
13 min walk
South Kenton Rail StationLioness
14 min walk
No bus stops within 400m

15

Walkability score

16

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★49 min
Victoria52 min ↑
Waterloo51 min ↑
Canary Wharf59 min ↑
City57 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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park782m
Santander docks (800m)0
Nearest cycle dock5.9 km

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 waterLOW
Low
Air qualityLOW
NO₂: 38.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 55% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.3 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 70%
More green space than 81% of London

Nearest SSSI: Brent Reservoir SSSI — 3.7 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

PRESTON MEDICAL CENTRE

23 PRESTON ROAD, HA9 8JZ

5 min walk

81%

Recommend GP

81%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.5 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Aroma Lounge (357 m)

No restaurants within 800m — nearest: Meera's Xpress (792 m)

Nearest supermarketLondis · 602 m
3 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)

1.1km

Post office

Nearby shops

Tesco Express568 m
Food 4 Less871 m
Food 4 Less Butchery880 m
Family Supermarket882 m

Nearby cafes

kokö dessert894 m
Parkway Patisserie896 m
Patisserie Romana 2998 m
Costa1.0 km

Nearby restaurants

Meera's Xpress792 m
The Blue Oyster857 m
Subway898 m
Domino's952 m

Nearby pubs

Aroma Lounge357 m
The Green Man780 m
The Preston781 m
Club 182852 m

Nearby pharmacies

Peace Pharmacy339 m
Paster Pharmacy938 m
Andres Pharmacy1.1 km
Andreas Pharmacy1.1 km

Nearby health

VS Dental Care Centre1.2 km
Food hygiene (5-star)56% of 34

Business

Local businesses registered here

Active businesses
6
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

E

High street health

Registered businesses

ADI MAX PAINTING LTD
ALTRIEL LTD
IG BUSINESS AND LUXURY CONSULTANCY LTD
KAVIYA CATERING SERVICE LTD
PRESTIGIOUS PROPERTY SERVICES LIMITED

+1 more

Investment

Investment grade, yield and market outlook

51

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 score11/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

26.9

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,557m
Crossrail 2 route12,015m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,283 nationally

2,585

Est. population

8,619/km²

58%

Employed

36%

Degree educated

£46,000

Median income

8.5%

Claimant rate

SuburbanHigh densityRenters

26

Community stability

Age profile

31%
27%
21%
16%
Under 1831%
18–3427%
35–4921%
50–6416%
65+5%

Tenure

44%
36%
Own outright7%
Own (mortgage)9%
Private rent44%
Social rent36%
Shared ownership3%
Rent free0%

Ethnicity

17%
31%
24%
14%
White British9%
White Other17%
Asian31%
Black24%
Mixed4%
Other14%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine24%
No car household40%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Private rent44%
Social rent36%

vs. London

Income vs London+9.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
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)
11
Largest scheme
344 homes · HIRST RESEARCH CENTRE, 50, HIRST RESEARCH CENTRE, 50, EAST LANE, HA9
Pipeline pressure
NONE

Named schemes (500m)

HIRST RESEARCH CENTRE, 50, HIRST RESEARCH CENTRE, 50, EAST LANE, HA9344 homes
completed
GEC SPORTS GROUND, GEC SPORTS GROUND, PRESTON ROAD, HA9271 homes
completed
VACANT LAND, 136-146, VACANT LAND, 136-146, PRESTON ROAD, HA9 8NJ35 homes
completed
Flats 1-6 Inc, 36 East Lane, Wembley, HA9 7NR6 homes
completed
109 Chamberlayne Avenue, Wembley, HA9 8SS, 1093 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
29.1%
Election year
2022
MP
Barry Gardiner (Labour)
MP majority
3,793
Constituency
Brent West

Councillors

Daniel Timothy KennellyLabour
Orleen HyltonLabour

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Key facts for HA9 7HE

Full postcodeHA9 7HE
Postcode districtHA9
BoroughLondon Borough of Brent
WardPreston
Latitude51.562666
Longitude-0.297128
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