Wembley Hill · Brent · Brent West constituency · 51.56273, -0.30232

HA9 7PE— Wembley Hill, Brent

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

The family fortress

 

Schools 75%Safety 75/100Transport 35/100Yield 4.57%

Best for: Families

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

Liveability
45
Safety
75
Schools
100
Transport
35
Environment
49
Investment
61

The bottom line

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

The catches: very high noise (55 dB) — check proximity to rail lines and 57 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

HA9 7PE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighRenters
Buyer fit: GoodInvestment outlook: NeutralRisk: Medium

London Benchmarks

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

Deep-dive guides for HA9 7PE

🛡️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 7PE 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 · 5 min walk

KS2: 111.2

★★★

Secondary

Wembley High Technology College

Outstanding · Inspected Oct 2022 · 7 min walk

P8: +1.43A8: 65.1

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 44 min walk

5 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

87

Road safety score

5

Accidents (5yr)

2

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 1.2km

Crime is 3% below London average

Property

Prices, sales volume and market trends

Avg floor area44.5 m²

EPC breakdown

C
14%
D
5%
E
1%

Based on 20 properties · Confidence: medium

Street mix

Semi 22%Detached 11%Flat 67%

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£111,250
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (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

1995–2018 · CAGR

+1.6%

Total change

+43%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.6%

per year

Acceleration

-206.41

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £450k–£500k · 9 sales

Property Type Mix

Total: 9 sales

Detached11.1%
Semi-detached22.2%
Flat/maisonette66.7%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£159k£60k-62.3%1.7
Post-dot-com plateau2001–2001£92k£92k+0%2
Help-to-Buy recovery2015–2015£267k£267k+0%1
Brexit uncertainty2018–2018£228k£228k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-7.3% alpha

Flat/maisonette-7.3% α
Local
15.1%
District
22.4%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position40

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
1.3 min walk
North Wembley→ Euston· 4 tph
28 min

Nearby stations

North Wembley Rail StationLioness
1 min walk
North WembleyNational Rail
1 min walk
North Wembley Underground StationBakerloo
1 min walk
South Kenton Rail StationLioness
12 min walk
South Kenton Underground StationBakerloo
12 min walk
2 bus routes · 3 stops within 400m · 68 buses/hr peak

38

Walkability score

15

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 park507m
Santander docks (800m)0
Nearest cycle dock6.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

19%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed176 Mbps
Median download197 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
NoiseVERY HIGH
road · Rail Lden: 55 dB
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.6 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 13%
More green space than 79% of London

Nearest SSSI: Brent Reservoir SSSI — 4.0 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

UXENDON CRESCENT SURGERY

92 PRESTON ROAD, HA9 8NL

9 min walk

58%

Recommend GP

58%

Overall GP experience

3

GPs within 1km

0

Dentists within 1km

4

Care homes (1km)

Nearest hospital · 1.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

2

Convenience

No restaurants within 800m — nearest: Meera's Xpress (938 m)

Nearest supermarketLondis · 243 m
4 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 Express208 m
Apna Superstore976 m
Costcutter982 m
Abirami989 m

Nearby cafes

kokö dessert1.0 km
Parkway Patisserie1.0 km
Cafe & Cool Bar1.2 km

Nearby restaurants

Meera's Xpress938 m
The Blue Oyster989 m
Subway1.0 km
Kenton Spice1.0 km

Nearby pubs

Aroma Lounge86 m
The Preston905 m
The Windermere944 m
Club 182989 m

Nearby pharmacies

Peace Pharmacy699 m
The Health Pharmacy996 m

Nearby health

Wembley Orthodontic & Aesthetics1.0 km
Food hygiene (5-star)56% of 45

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

E

High street health

Registered businesses

PAM UK MECHANICAL LTD

Investment

Investment grade, yield and market outlook

61

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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

14

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,877m
Crossrail 2 route12,359m

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
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)
15
Largest scheme
344 homes · HIRST RESEARCH CENTRE, 50, HIRST RESEARCH CENTRE, 50, EAST LANE, HA9
Pipeline pressure
NONE

Named schemes (500m)

ALLOTMENTS REAR OF, 96-112 & AT 100, ALLOTMENTS REAR OF, 96-112 & AT 100, HARROWDENE ROAD, HA033 homes
completed
114-118A & Land rear of 114-118, 114-118A & Land rear of 114-118, Harrowdene Road, Wembley, HA0 2JF33 homes
completed
LAND TO REAR OF, 103-119, LAND TO REAR OF, 103-119, HARROWDENE ROAD, SOVEREIGN GROVE (1), HA0 2JH24 homes
completed
59-71, 59-71, LLANOVER ROAD, HA9 7LW17 homes
completed
88, 88, HARROWDEAN ROAD, HA013 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 7PE

Full postcodeHA9 7PE
Postcode districtHA9
BoroughLondon Borough of Brent
WardWembley Hill
Latitude51.562732
Longitude-0.302320
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
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