Wembley Hill · Brent · Brent West constituency · 51.56084, -0.29673

HA9 7QL— Wembley Hill, Brent

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

Strong, well-rated schools nearby

 

Schools 100%Safety 75/100Transport 34/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
49
Safety
75
Schools
100
Transport
34
Environment
46
Investment
47

The bottom line

HA9 7QL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers 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 7QL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-3.1% vs London avg
vs London crime-5.0% vs London avg

Deep-dive guides for HA9 7QL

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How HA9 7QL 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 · 13 min walk

P8: +0.38A8: 43.9

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 38 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

61.9 incidents per 1,000 residents

Better than 53% of London
↑ Rising 319.2%

-20% vs borough

Crime by type

Other25%
Anti-social behaviour22%
Violence & sexual offences20%
Robbery9%
Vehicle crime7%
Drug offences6%
Theft6%
Burglary6%

Stop & search

2.8

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) · 1.1km

Crime is 5% 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£6,777/m²
Price per ft²£630/ft²
Avg floor area104 m²

EPC breakdown

C
1%
D
5%
E
6%
F
1%

Based on 13 properties · Confidence: medium

Street mix

Semi 90%Terraced 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£260,000
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,386
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2024 · CAGR

+6.7%

Total change

+479%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.9%

per year

Acceleration

-9.62

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £500k–£600k · 19 sales

Property Type Mix

Total: 19 sales

Semi-detached89.5%
Terraced10.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£107k£200k+86.9%1.7
Post-dot-com plateau2001–2003£213k£288k+35.3%1.7
GFC & correction2011–2012£388k£360k-7.1%1
Brexit uncertainty2018–2018£575k£575k+0%1
Pandemic surge2021–2021£575k£575k+0%1
Rate-rise correction2022–2023£610k£645k+5.7%1
Current market2024–2024£620k£620k+0%3

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.3% alpha

Semi-detached-0.3% α
Local
4.9%
District
5.2%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

15

Walkability score

19

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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park621m
Santander docks (800m)0
Nearest cycle dock5.9 km

Nearby car parks

🅿️
St Johns Road Car Park
796m

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 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.2 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 34%
Above average green space

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

6 min walk

81%

Recommend GP

81%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.3 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

18

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 (396 m)

No restaurants within 800m — nearest: MO'S (808 m)

Nearest supermarketLondis · 655 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)

1.3km

Post office

Nearby shops

Tesco Express637 m
Sainsbury's Local976 m
Food 4 Less1.1 km
Food 4 Less Butchery1.1 km

Nearby cafes

Treatz856 m
Cam Plaza861 m
Cafe & Cool Bar1.0 km
kokö dessert1.1 km

Nearby restaurants

MO'S808 m
Makla Charcoal Grill London813 m
Babylonia814 m
Popeyes819 m

Nearby pubs

Aroma Lounge396 m
The Green Man622 m
The Liquor Station852 m
J.J. Moon's869 m

Nearby gyms

The Gym Group London Wembley Central1.0 km

Nearby pharmacies

Peace Pharmacy356 m
Paster Pharmacy1.1 km
Food hygiene (5-star)55% of 33

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

EPR ASSIST LTD
EVENT HORIZON STUDIOS LTD
HIRE JD LIMITED
JAVAP EUROPE IMPORT LTD
JAYBAR LTD

+5 more

Investment

Investment grade, yield and market outlook

47

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 months0

Rental market

Medium

Demand

Medium

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

34.5

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,437m
Crossrail 2 route11,926m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,761 nationally

1,761

Est. population

7,331/km²

59%

Employed

40%

Degree educated

£40,700

Median income

5.0%

Claimant rate

SuburbanHigh densityEstablished mixed

45

Community stability

Age profile

18%
25%
20%
21%
16%
Under 1818%
18–3425%
35–4920%
50–6421%
65+16%

Tenure

35%
28%
33%
Own outright35%
Own (mortgage)28%
Private rent33%
Social rent4%
Shared ownership1%

Ethnicity

17%
47%
White British13%
White Other17%
Asian47%
Black11%
Mixed3%
Other10%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine20%
No car household23%
Unemployed4%
No qualifications23%

Housing tenure (Census 2021)

Private rent33%
Social rent4%

vs. London

Income vs London-3.1%

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)
13
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
Flats 1-6 Inc, 36 East Lane, Wembley, HA9 7NR6 homes
completed
27 Kingsway, Wembley, HA9 7QP3 homes
completed
109 Chamberlayne Avenue, Wembley, HA9 8SS, 1093 homes
completed
98 & 99, 98 & 99, Hirst Crescent, HA9 7HH2 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 7QL

Full postcodeHA9 7QL
Postcode districtHA9
BoroughLondon Borough of Brent
WardWembley Hill
Latitude51.560844
Longitude-0.296735
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