Wembley Hill · Brent · Brent West constituency · 51.55649, -0.29022

HA9 8BA— Wembley Hill, Brent

Location and area intelligence for HA9 8BA, Wembley Hill, Brent

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 44/100Yield 4.57%⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
61
Safety
74
Schools
100
Transport
44
Environment
47
Investment
72

The bottom line

HA9 8BA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Investors who can accept its trade-offs.

The catches: 51 min to london bridge — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA9 8BA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.6% vs London avg
vs London crime-1.0% vs London avg

Deep-dive guides for HA9 8BA

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How HA9 8BA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Park Lane Primary School

Not yet inspected · 3 min walk

KS2: 108.3

★★★

Secondary

Ark Elvin Academy

Outstanding · Inspected Jun 2023 · 6 min walk

P8: +0.38A8: 43.9

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

64.5 incidents per 1,000 residents

Better than 50% of London
↑ Rising 267.6%

-17% vs borough

Crime by type

Violence & sexual offences27%
Anti-social behaviour22%
Other18%
Vehicle crime11%
Drug offences6%
Theft6%
Robbery6%
Burglary5%

Stop & search

2.1

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

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

Crime is 1% below London average

Property

Prices, sales volume and market trends

Avg floor area70.7 m²

EPC breakdown

C
11%
D
12%
E
2%
F
1%

Based on 26 properties · Confidence: medium

Street mix

Semi 7%Flat 94%

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£176,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (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

1997–2020 · CAGR

+7%

Total change

+375%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.9%

per year

Acceleration

-69.99

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 29 sales

Property Type Mix

Total: 29 sales

Semi-detached6.9%
Flat/maisonette93.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£60k£90k+50.1%1
Post-dot-com plateau2001–2004£148k£154k+4.1%2.8
Pre-crash peak2006–2007£166k£215k+29.5%1
GFC & correction2008–2012£165k£178k+7.6%1.7
Help-to-Buy recovery2013–2016£236k£170k-28%1.7
Brexit uncertainty2019–2019£288k£288k+0%2
Pandemic surge2020–2020£285k£285k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.3% alpha

Flat/maisonette-1.3% α
Local
4.2%
District
5.5%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Wembley CentralSouthern line
7.7 min walk
Wembley Stadium

Nearby stations

Wembley StadiumNational Rail
5 min walk
Wembley Central Rail StationSouthern · Lioness
8 min walk
Wembley Central Underground StationBakerloo
8 min walk
Wembley Park Underground StationJubilee · Metropolitan
13 min walk
North Wembley Underground StationBakerloo
15 min walk
No bus stops within 400m

41

Walkability score

99

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★51 min
Victoria54 min ↑
Waterloo54 min ↑
Canary Wharf60 min ↑
City59 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

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)850
Nearest car park100m
Santander docks (800m)0
Nearest cycle dock5.3 km

Nearby car parks

🅿️
Red Parking850 spaces· yes
543m
🅿️
St Johns Road Car Park
591m

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: 9.5 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 3.5 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

11 min walk

81%

Recommend GP

81%

Overall GP experience

6

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.2 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

47

Parks (1km)

51

Restaurants (800m)

6

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketTian Tian Market · 773 m
2 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

1.8km

Post office

Nearby shops

Tesco Express330 m
Sainsbury's Local339 m
Wenzel's441 m
Bread Ahead786 m

Nearby cafes

Cam Plaza315 m
Shawarma Grill333 m
Trio Cafe & Sandwich Bar371 m
Treatz381 m

Nearby restaurants

Cerbul Romanesc305 m
Domino's309 m
Nando's312 m
Bakiin Restaurant321 m

Nearby pubs

The Green Man116 m
Thirsty Eddie's303 m
J.J. Moon's381 m
The Liquor Station386 m

Nearby gyms

Wembley Leisure Centre676 m
The Gym Group London Wembley Central681 m
El Estudio758 m
More Yoga763 m

Nearby pharmacies

Peace Pharmacy674 m
Food hygiene (5-star)72% of 152

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

HAROON PROPERTY INVESTMENT LTD
J5P LTD
ROHATETI LTD

Investment

Investment grade, yield and market outlook

72

Investment score

Strong

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 score21/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

36.5

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,813m
Crossrail 2 route11,353m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,020 nationally

1,939

Est. population

15,289/km²

66%

Employed

35%

Degree educated

£43,500

Median income

8.4%

Claimant rate

Inner cityVery high densityRenters

29

Community stability

Age profile

20%
24%
28%
18%
Under 1820%
18–3424%
35–4928%
50–6418%
65+9%

Tenure

22%
14%
54%
Own outright22%
Own (mortgage)14%
Private rent54%
Social rent10%
Shared ownership1%

Ethnicity

22%
50%
White British9%
White Other22%
Asian50%
Black10%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine30%
No car household50%
Unemployed6%
No qualifications19%

Housing tenure (Census 2021)

Private rent54%
Social rent10%

vs. London

Income vs London+3.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
764
Largest scheme
553 homes · Building 3B within Plot SW03 and SW04, SW05, Building 3B within Plot SW03 and SW04, SW05, South Way, Land Surrounding Wembley Stadium Station, Wembley, HA9 0HB
Pipeline pressure
NONE

Named schemes (500m)

Land, garages, alleyway rear of 416-444, High Road, Wembley, HA9, Land rear of alleyway servicing 416-444256 homes
completed
349 Brent House, 349 Brent House, High Road, HA9 6BZ248 homes
completed
Chesterfield House, 9, Chesterfield House, 9, Park Lane, HA9 7RH239 homes
completed
Elizabeth House, 341, Elizabeth House, 341, High Road, Wembley, HA9 6AQ115 homes
completed
53-63, 53-63, Wembley Hill Road, HA9 8DL55 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 8BA

Full postcodeHA9 8BA
Postcode districtHA9
BoroughLondon Borough of Brent
WardWembley Hill
Latitude51.556486
Longitude-0.290219
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