Wembley Hill · Brent · Brent West constituency · 51.56153, -0.29890

HA9 7TS— Wembley Hill, Brent

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

The family fortress

 

Schools 100%Safety 77/100Transport 37/100Yield 4.57%

Best for: Families

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

Liveability
50
Safety
77
Schools
100
Transport
37
Environment
48
Investment
58

The bottom line

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

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-3.1% vs London avg
vs London crime-18.0% vs London avg

Deep-dive guides for HA9 7TS

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

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“The family fortress”

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How HA9 7TS 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 · 5 min walk

KS2: 107.8

★★★

Secondary

Wembley High Technology College

Outstanding · Inspected Oct 2022 · 10 min walk

P8: +1.43A8: 65.1

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 40 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

53.0 incidents per 1,000 residents

Better than 60% of London
↑ Rising 355.6%

-31% vs borough

Crime by type

Violence & sexual offences27%
Other21%
Drug offences20%
Anti-social behaviour18%
Vehicle crime6%
Burglary5%
Robbery2%
Theft1%

Stop & search

0.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 1.1km

Crime is 18% below London average

Property

Prices, sales volume and market trends

Avg floor area89.7 m²

EPC breakdown

C
6%
D
8%
E
1%

Based on 15 properties · Confidence: medium

Street mix

Semi 15%Terraced 78%Flat 7%

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£224,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, 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

1995–2020 · CAGR

+8.1%

Total change

+602%

Market Activity

Price Velocity & Acceleration

Current Velocity

+40.3%

per year

Acceleration

+54.62

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £75k–£100k · 27 sales

Property Type Mix

Total: 27 sales

Semi-detached14.8%
Terraced77.8%
Flat/maisonette7.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£57k£93k+64%1.5
Post-dot-com plateau2001–2004£155k£179k+15.2%1.8
Pre-crash peak2006–2007£219k£230k+5%3.5
GFC & correction2008–2010£230k£246k+7%1
Help-to-Buy recovery2013–2015£227k£333k+46.2%1.5
Brexit uncertainty2017–2017£285k£285k+0%1
Pandemic surge2020–2020£400k£400k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.5% alpha

Terraced-1.5% α
Local
11.9%
District
13.4%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

15out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing4
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
4.1 min walk
North Wembley→ Euston· 4 tph
28 min

Nearby stations

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

18

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park688m
Santander docks (800m)0
Nearest cycle dock6.0 km

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: 10.3 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 70%
More green space than 76% of London

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

7 min walk

81%

Recommend GP

81%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospital · 1.3 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

1

Convenience

No restaurants within 800m — nearest: MO'S (898 m)

Nearest supermarketLondis · 491 m
2 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)

1

Cinemas (2km)

1.2km

Post office

Nearby shops

Tesco Express469 m
Food 4 Less1.0 km
Food 4 Less Butchery1.0 km
Family Supermarket1.0 km

Nearby cafes

Treatz982 m
Cam Plaza998 m
kokö dessert1.0 km
Parkway Patisserie1.0 km

Nearby restaurants

MO'S898 m
Makla Charcoal Grill London904 m
Babylonia932 m
Popeyes934 m

Nearby pubs

Aroma Lounge231 m
The Green Man789 m
The Preston930 m
The Liquor Station977 m

Nearby gyms

The Gym Group London Wembley Central1.1 km

Nearby pharmacies

Peace Pharmacy471 m
Paster Pharmacy1.1 km
Food hygiene (5-star)56% of 43

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Registered businesses

ARKATALENT TECH LIMITED
BLOSSOM RESIDENCE
EVEREST INVESTORS LTD
TECHNOGURU LTD

Investment

Investment grade, yield and market outlook

58

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 score12/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

20.9

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,606m
Crossrail 2 route12,093m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,218 nationally

1,546

Est. population

19,106/km²

57%

Employed

35%

Degree educated

£40,700

Median income

7.5%

Claimant rate

SuburbanVery high densityEstablished mixed

42

Community stability

Age profile

18%
24%
22%
21%
15%
Under 1818%
18–3424%
35–4922%
50–6421%
65+15%

Tenure

29%
22%
31%
17%
Own outright28%
Own (mortgage)22%
Private rent31%
Social rent17%
Shared ownership1%

Ethnicity

14%
49%
16%
White British10%
White Other14%
Asian49%
Black16%
Mixed3%
Other8%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine27%
No car household31%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Private rent31%
Social rent17%

vs. London

Income vs London-3.1%

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)
18
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
ALLOTMENTS REAR OF, 96-112 & AT 100, ALLOTMENTS REAR OF, 96-112 & AT 100, HARROWDENE ROAD, HA033 homes
completed
59-71, 59-71, LLANOVER ROAD, HA9 7LW17 homes
completed
45 Llanover Road, Wembley, HA9 7LL, 456 homes
completed
Flats 1-6 Inc, 36 East Lane, Wembley, HA9 7NR6 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 7TS

Full postcodeHA9 7TS
Postcode districtHA9
BoroughLondon Borough of Brent
WardWembley Hill
Latitude51.561531
Longitude-0.298902
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
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