Wembley Hill · Brent · Brent West constituency · 51.55904, -0.29648

HA9 7QS— Wembley Hill, Brent

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

Strong, well-rated schools nearby

 

Schools 100%Safety 75/100Transport 28/100~5% 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
54
Safety
75
Schools
100
Transport
28
Environment
47
Investment
47

The bottom line

HA9 7QS 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: 54 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA9 7QS

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 7QS

🛡️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 7QS 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 · 4 min walk

KS2: 107.8

★★★

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 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 36 min walk

4 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)

4

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 970m

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£6,442/m²
Price per ft²£599/ft²
Avg floor area103.9 m²

EPC breakdown

C
3%
D
11%
E
7%

Based on 21 properties · Confidence: medium

Street mix

Semi 68%Terraced 8%Flat 20%Other 4%

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£259,750
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, 200 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

1997–2025 · CAGR

+6.8%

Total change

+539%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.2%

per year

Acceleration

+2.98

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £100k–£125k · 24 sales

Property Type Mix

Total: 24 sales

Semi-detached70.8%
Terraced8.3%
Flat/maisonette20.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£108k£65k-39.9%1.5
Post-dot-com plateau2001–2004£385k£188k-51.2%1.2
Pre-crash peak2006–2006£110k£110k+0%1
GFC & correction2012–2012£330k£330k+0%1
Help-to-Buy recovery2013–2016£373k£555k+49%1.2
Brexit uncertainty2017–2019£517k£580k+12.2%1
Pandemic surge2020–2021£300k£795k+165%1
Rate-rise correction2022–2023£610k£630k+3.3%1
Current market2024–2025£650k£690k+6.2%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.3% alpha

Semi-detached+0.3% α
Local
9%
District
8.7%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

21

Walkability score

25

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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park503m
Santander docks (800m)0
Nearest cycle dock5.8 km

Nearby car parks

🅿️
St Johns Road Car Park
598m

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: 10.1 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 34%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 3.8 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

8 min walk

81%

Recommend GP

81%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.1 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

19

Parks (1km)

19

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Green Man (509 m)

Nearest supermarketLondis · 752 m
2 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)

1.5km

Post office

Nearby shops

Tesco Express797 m
Sainsbury's Local805 m
Shafiq & Sons908 m

Nearby cafes

Treatz661 m
Cam Plaza674 m
Shawarma Grill820 m
Cafe & Cool Bar850 m

Nearby restaurants

MO'S607 m
Makla Charcoal Grill London613 m
Babylonia615 m
Popeyes620 m

Nearby pubs

The Green Man509 m
Aroma Lounge510 m
The Liquor Station657 m
J.J. Moon's675 m

Nearby gyms

The Gym Group London Wembley Central818 m

Nearby pharmacies

Peace Pharmacy476 m
Food hygiene (5-star)71% of 112

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Registered businesses

EBENEZER PROPERTY COMPANY LTD
KALPNIK HOLDINGS LTD
KALPNIK INVESTMENTS LTD
LONDON NUMBER PLATES LTD
NATURE KART 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 score16/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months1

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

36.9

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,329m
Crossrail 2 route11,850m

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)
280
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
65 Clarendon Gardens, Wembley, HA9 7LE2 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 7QS

Full postcodeHA9 7QS
Postcode districtHA9
BoroughLondon Borough of Brent
WardWembley Hill
Latitude51.559041
Longitude-0.296485
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