Wembley Hill · Brent · Brent West constituency · 51.55414, -0.29524

HA9 7JA— Wembley Hill, Brent

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

High-connectivity investment target

 

Schools 100%Safety 68/100Transport 49/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
57
Safety
68
Schools
100
Transport
49
Environment
47
Investment
57

The bottom line

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

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

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Location

HA9 7JA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
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 7JA

🛡️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 7JA 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 · 4 min walk

P8: +0.38A8: 43.9

100% of local schools rated Good or Outstanding · based on 15 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

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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

5

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 667m

Crime is +67% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£17,640/m²
Price per ft²£1,639/ft²
Avg floor area43.6 m²

EPC breakdown

C
67%
D
22%
E
1%
G
1%

Based on 91 properties · Confidence: high

Street mix

Semi 7%Terraced 27%Flat 56%Other 11%

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£109,000
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)
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

Price Trajectory

1996–2026 · CAGR

+9.5%

Total change

+1410%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.1%

per year

Acceleration

-57.18

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £350k–£400k · 37 sales

Property Type Mix

Total: 37 sales

Semi-detached8.1%
Terraced29.7%
Flat/maisonette62.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£50k£105k+109.5%2
Post-dot-com plateau2001–2004£122k£191k+57.4%2.2
Pre-crash peak2005–2007£266k£403k+51.5%2.7
GFC & correction2008–2010£353k£195k-44.7%1.7
Help-to-Buy recovery2014–2014£250k£250k+0%1
Brexit uncertainty2017–2019£375k£650k+73.3%1
Current market2026–2026£755k£755k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.1% alpha

Flat/maisonette+3.1% α
Local
12.4%
District
9.3%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Wembley Central Rail StationSouthern · Lioness
3 min walk
Wembley CentralNational Rail
3 min walk
Wembley Central Underground StationBakerloo
3 min walk
North Wembley Underground StationBakerloo
14 min walk
North Wembley Rail StationLioness
14 min walk
3 bus routes · 6 stops within 400m · 414 buses/hr peak

55

Walkability score

100

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 park162m
Santander docks (800m)0
Nearest cycle dock5.5 km

Nearby car parks

🅿️
St Johns Road Car Park
162m
🅿️
Ealing Road Library Customer Car Park
536m

Connectivity

Broadband and mobile coverage

91%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download179 Mbps
Superfast coverage91%
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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.8 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 28%
Above average green space

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 · 787 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

44

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarketLondis · 1.2 km
2 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

2.0km

Post office

Nearby shops

Tesco Express252 m
Shafiq & Sons417 m
Sainsbury's Local442 m
Ealing Newsagents892 m

Nearby cafes

Treatz173 m
Cam Plaza253 m
Cafe & Cool Bar474 m
Shawarma Grill487 m

Nearby restaurants

McDonald's80 m
Popeyes86 m
Babylonia96 m
MO'S116 m

Nearby pubs

The Liquor Station162 m
J.J. Moon's189 m
Thirsty Eddie's286 m
Masti326 m

Nearby gyms

The Gym Group London Wembley Central283 m

Nearby pharmacies

Peace Pharmacy943 m
Jade Pharmacy983 m

Nearby health

Wembley G.P Surgery769 m
Food hygiene (5-star)66% of 154

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

KSS ENTERTAINMENT 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 score18/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

44.2

Price growth score

D
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,009m
Crossrail 2 route11,620m

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

Urban coreHigh 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
No
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)
314
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 7JA

Full postcodeHA9 7JA
Postcode districtHA9
BoroughLondon Borough of Brent
WardWembley Hill
Latitude51.554141
Longitude-0.295240
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