Northwick Park · Brent · Brent West constituency · 51.56375, -0.30523

HA9 7LU— Northwick Park, Brent

Location and area intelligence for HA9 7LU, Northwick Park, Brent

The family fortress

 

Schools 75%Safety 80/100Transport 35/100~5% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
49
Safety
80
Schools
100
Transport
35
Environment
51
Investment
54

The bottom line

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

The catches: high noise levels nearby; 57 min to victoria — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA9 7LU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.8% vs London avg
vs London crime+4.0% vs London avg

Deep-dive guides for HA9 7LU

🛡️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 7LU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

East Lane Primary School

Outstanding · Inspected Nov 2019 · 2 min walk

KS2: 111.2

★★★

Secondary

Wembley High Technology College

Outstanding · Inspected Oct 2022 · 5 min walk

P8: +1.43A8: 65.1

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 38 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

67.7 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

-12% vs borough

Crime by type

Violence & sexual offences32%
Other26%
Vehicle crime10%
Anti-social behaviour9%
Burglary8%
Drug offences5%
Theft5%
Robbery4%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 1.3km

Crime is +4% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£4,000/m²
Price per ft²£372/ft²
Avg floor area65.3 m²

EPC breakdown

C
11%
D
36%
E
13%
F
1%

Based on 61 properties · Confidence: high

Street mix

Semi 4%Terraced 35%Flat 60%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£163,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1996–2026 · CAGR

+7.3%

Total change

+722%

Market Activity

Price Velocity & Acceleration

Current Velocity

+123.8%

per year

Acceleration

+164.38

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £100k–£125k · 62 sales

Property Type Mix

Total: 62 sales

Semi-detached4.8%
Terraced37.1%
Flat/maisonette58.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£59k£90k+52.5%2.4
Post-dot-com plateau2001–2004£111k£138k+23.8%4.2
Pre-crash peak2005–2007£148k£188k+27.1%2.7
GFC & correction2008–2012£241k£150k-37.8%2.2
Help-to-Buy recovery2013–2015£191k£390k+104.7%2
Brexit uncertainty2018–2019£290k£338k+16.6%2.5
Rate-rise correction2022–2022£365k£365k+0%1
Current market2025–2026£217k£485k+123.8%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-1.3% alpha

Weakest performer

Flat/maisonette

-2.8% alpha

Terraced-1.3% α
Local
6.8%
District
8.1%
Flat/maisonette-2.8% α
Local
4.3%
District
7.1%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

8out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing8
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

North Wembley Rail StationLioness
2 min walk
North WembleyNational Rail
2 min walk
North Wembley Underground StationBakerloo
2 min walk
South Kenton Rail StationLioness
9 min walk
South Kenton Underground StationBakerloo
9 min walk
2 bus routes · 2 stops within 400m · 46 buses/hr peak

40

Walkability score

12

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge59 min ↑
Victoria ★57 min
Waterloo58 min ↑
Canary Wharf69 min ↑
City62 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 park437m
Santander docks (800m)0
Nearest cycle dock6.5 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

89%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed454 Mbps
Median download431 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
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.8 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 10%
More green space than 85% of London

Nearest SSSI: Brent Reservoir SSSI — 4.2 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): 3

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

UXENDON CRESCENT SURGERY

92 PRESTON ROAD, HA9 8NL

10 min walk

58%

Recommend GP

58%

Overall GP experience

8

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 1.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

1

Convenience

No restaurants within 800m — nearest: Kenton Spice (860 m)

Nearest supermarketLondis · 146 m
8 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.2km

Post office

Nearby shops

Tesco Express95 m
Apna Superstore805 m
Costcutter811 m
Abirami818 m

Nearby restaurants

Kenton Spice860 m
Manglik Foods865 m
Nest879 m

Nearby pubs

Aroma Lounge291 m
The Windermere772 m

Nearby pharmacies

The Health Pharmacy824 m

Nearby health

Wembley Orthodontic & Aesthetics846 m
Food hygiene (5-star)54% of 41

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

CAR CLINIC (WEMBLEY) LTD
CD REALTY LTD
CLASSROOM ID LTD
CONECTION LIMITED
DEVO TRADE LTD

+5 more

Investment

Investment grade, yield and market outlook

54

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 score13/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

39.4

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,109m
Crossrail 2 route12,586m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,455 nationally

1,624

Est. population

7,212/km²

62%

Employed

39%

Degree educated

£40,000

Median income

5.4%

Claimant rate

SuburbanHigh densityEstablished mixed

35

Community stability

Age profile

26%
25%
23%
16%
Under 1826%
18–3425%
35–4923%
50–6416%
65+10%

Tenure

24%
22%
47%
Own outright24%
Own (mortgage)22%
Private rent48%
Social rent6%
Shared ownership0%

Ethnicity

22%
45%
14%
White British7%
White Other22%
Asian45%
Black14%
Mixed4%
Other8%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine22%
No car household31%
Unemployed4%
No qualifications19%

Housing tenure (Census 2021)

Private rent47%
Social rent6%

vs. London

Income vs London-4.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
13
Largest scheme
201 homes · HOOVER SPORTS CLUB & GROUNDS, HOOVER SPORTS CLUB & GROUNDS, SUDBURY AVENUE, HA0
Pipeline pressure
NONE

Named schemes (500m)

HOOVER SPORTS CLUB & GROUNDS, HOOVER SPORTS CLUB & GROUNDS, SUDBURY AVENUE, HA0201 homes
completed
CARLTON HOUSE, 1, CARLTON HOUSE, 1, PEMPATY PLACE, CARLTON AVENUE/ STRATHCONA ROAD, HA9136 homes
completed
HOOVER SPORTS GROUND, HOOVER SPORTS GROUND, CONIFER WAY, SUDBURY AVENUE, HA0 3BG70 homes
completed
114-118A & Land rear of 114-118, 114-118A & Land rear of 114-118, Harrowdene Road, Wembley, HA0 2JF33 homes
completed
ALLOTMENTS REAR OF, 96-112 & AT 100, ALLOTMENTS REAR OF, 96-112 & AT 100, HARROWDENE ROAD, HA033 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

Narinder Singh BajwaLabour
Diana CollymoreLabour

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Key facts for HA9 7LU

Full postcodeHA9 7LU
Postcode districtHA9
BoroughLondon Borough of Brent
WardNorthwick Park
Latitude51.563754
Longitude-0.305225
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