Wembley Hill · Brent · Brent West constituency · 51.55700, -0.29989

HA9 7JP— Wembley Hill, Brent

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

 

Schools 100%Safety 68/100Transport 31/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
51
Safety
68
Schools
100
Transport
31
Environment
52
Investment
49

The bottom line

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

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

Less suited to Car-free commuters.

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Location

HA9 7JP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

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

Deep-dive guides for HA9 7JP

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

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How HA9 7JP 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 · 10 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 · 37 min walk

4 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 656m

Crime is +67% 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£6,504/m²
Price per ft²£604/ft²
Avg floor area88.5 m²

EPC breakdown

C
1%
D
30%
E
5%

Based on 36 properties · Confidence: high

Street mix

Semi 58%Terraced 18%Flat 23%Other 2%

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£221,250
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, 100 mm loft insulation
Heating fuelmains gas (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

1995–2025 · CAGR

+7%

Total change

+657%

Market Activity

Price Velocity & Acceleration

Current Velocity

+118.0%

per year

Acceleration

+176.33

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £50k–£75k · 50 sales

Property Type Mix

Total: 50 sales

Semi-detached64%
Terraced16%
Flat/maisonette20%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£72k£119k+65.3%2.2
Post-dot-com plateau2001–2004£132k£248k+88.3%3.2
Pre-crash peak2005–2007£194k£292k+50.5%2.3
GFC & correction2008–2011£223k£290k+30.2%1.5
Help-to-Buy recovery2013–2015£399k£415k+4%1.7
Brexit uncertainty2018–2018£345k£345k+0%2
Pandemic surge2021–2021£393k£393k+0%2
Rate-rise correction2022–2023£270k£600k+122.2%1
Current market2024–2025£250k£545k+118%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+1.3% alpha

Semi-detached+1.3% α
Local
9.9%
District
8.6%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

17out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing6
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Wembley Central Underground StationBakerloo line
6.8 min walk
Wembley Central→ Euston· 4 tph
25 min

Nearby stations

Wembley Central Underground StationBakerloo
7 min walk
Wembley Central Rail StationSouthern · Lioness
7 min walk
Wembley CentralNational Rail
7 min walk
North Wembley Underground StationBakerloo
9 min walk
North Wembley Rail StationLioness
9 min walk
No bus stops within 400m

17

Walkability score

14

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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park404m
Santander docks (800m)0
Nearest cycle dock5.9 km

Nearby car parks

🅿️
St Johns Road Car Park
404m

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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 38.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 55% of London
NoiseNONE
rail · Rail Lden: 70 dB
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.2 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 19%
More green space than 90% 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): 2

Landslide susceptibility: Medium

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

6 min walk

86%

Recommend GP

86%

Overall GP experience

12

GPs within 1km

4

Dentists within 1km

6

Care homes (1km)

Nearest hospital · 832 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

19

Parks (1km)

31

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Flannery's Bar (525 m)

Nearest supermarketLondis · 735 m
4 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)

1.8km

Post office

Nearby shops

Tesco Express638 m
Shafiq & Sons678 m

Nearby cafes

Cafe & Cool Bar567 m
Treatz618 m
Cam Plaza675 m

Nearby restaurants

MO'S442 m
Makla Charcoal Grill London448 m
Greggs523 m
McDonald's525 m

Nearby pubs

Flannery's Bar525 m
Masti536 m
Aroma Lounge574 m
The Liquor Station609 m

Nearby gyms

The Gym Group London Wembley Central641 m

Nearby pharmacies

Peace Pharmacy801 m

Nearby health

Wembley G.P Surgery805 m
Wembley Centre for Health & Care876 m
Food hygiene (5-star)63% of 134

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
15
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

BABY JOE MUSIC LIMITED
BONTHE CONSULTANCY LIMITED
DE FINE INVESTMENT PROPERTIES LTD
DE FINE WORKS LTD
FLEXTREME LTD

+9 more

Investment

Investment grade, yield and market outlook

49

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 score15/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months1

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

8/100

Velocity score

Future outlook

32.4

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,438m
Crossrail 2 route12,014m

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

SuburbanHigh 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)
4
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)
43
Largest scheme
344 homes · HIRST RESEARCH CENTRE, 50, HIRST RESEARCH CENTRE, 50, EAST LANE, HA9
Pipeline pressure
NONE

Named schemes (500m)

ALLIANCE COURT (LAND AT JUNCTION OF), ALLIANCE COURT (LAND AT JUNCTION OF), LANCELOT ROAD, MILFORD GARDENS, HA0120 homes
completed
NATCO FOODS, NATCO FOODS, Lancelot Road, Wembley, HA0 2BG107 homes
completed
59-71, 59-71, LLANOVER ROAD, HA9 7LW17 homes
completed
88, 88, HARROWDEAN ROAD, HA013 homes
completed
Garages rear of, Rayners Close, Wembley, Garages rear of6 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 7JP

Full postcodeHA9 7JP
Postcode districtHA9
BoroughLondon Borough of Brent
WardWembley Hill
Latitude51.557005
Longitude-0.299893
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