Wembley Hill · Brent · Brent West constituency · 51.55585, -0.28822

HA9 8BD— Wembley Hill, Brent

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 46/100Yield 4.57%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
63
Safety
74
Schools
95
Transport
46
Environment
48
Investment
72

The bottom line

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

The catch: 51 min to london bridge — above average for this zone.

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Location

HA9 8BD

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 8BD

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

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“High-connectivity investment target”

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How HA9 8BD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Joseph's Catholic Junior School

Good · Inspected Sept 2023 · 5 min walk

KS2: 106.9

★★★

Secondary

Ark Elvin Academy

Outstanding · Inspected Jun 2023 · 5 min walk

P8: +0.38A8: 43.9

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 28 min walk

5 primaries · 2 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

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

Crime is 1% below London average

Property

Prices, sales volume and market trends

Avg floor area65.6 m²

EPC breakdown

C
13%
D
10%
E
1%

Based on 24 properties · Confidence: medium

Street mix

Semi 17%Terraced 34%Flat 49%

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£164,000
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)
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

1995–2023 · CAGR

+6.5%

Total change

+487%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.6%

per year

Acceleration

-86.65

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £150k–£175k · 40 sales

Property Type Mix

Total: 40 sales

Semi-detached17.5%
Terraced35%
Flat/maisonette47.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£77k£88k+14.7%2.4
Post-dot-com plateau2001–2004£95k£163k+71.6%3
Pre-crash peak2005–2007£266k£206k-22.6%1.5
GFC & correction2010–2012£208k£211k+1.6%2
Help-to-Buy recovery2013–2016£189k£445k+135.4%1
Brexit uncertainty2017–2018£230k£318k+38%1.5
Rate-rise correction2022–2023£540k£451k-16.6%1.5

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2% alpha

Weakest performer

Semi-detached

-3.1% alpha

Flat/maisonette+2% α
Local
12.2%
District
10.2%
Terraced+0.1% α
Local
10.4%
District
10.3%
Semi-detached-3.1% α
Local
1.9%
District
5%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

49out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing8
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Wembley Central Underground StationBakerloo line
8.7 min walk
Wembley Stadium

Nearby stations

Wembley StadiumNational Rail
3 min walk
Wembley Central Rail StationSouthern · Lioness
9 min walk
Wembley Central Underground StationBakerloo
9 min walk
Wembley Park Underground StationJubilee · Metropolitan
13 min walk
North Wembley Underground StationBakerloo
17 min walk
No bus stops within 400m

43

Walkability score

104

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 park197m
Santander docks (800m)0
Nearest cycle dock5.2 km

Nearby car parks

🅿️
Red Parking850 spaces· yes
397m
🅿️
St Johns Road Car Park
685m

Connectivity

Broadband and mobile coverage

100%

Full fibre

95%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed481 Mbps
Median download443 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: 9.4 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 31%
More green space than 77% of London

Nearest SSSI: Brent Reservoir SSSI — 3.4 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

WEMBLEY PARK MEDICAL CENTRE

2 HUMPHRY REPTON LANE, HA9 0GL

8 min walk

63%

Recommend GP

63%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 1.3 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

53

Parks (1km)

51

Restaurants (800m)

8

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

2

Convenience

Nearest supermarketTian Tian Market · 707 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

1

Libraries (1km)

1

Cinemas (2km)

1.9km

Post office

Nearby shops

Tesco Express229 m
Sainsbury's Local262 m
Wenzel's309 m
Stadium Food & Wine656 m

Nearby cafes

Shawarma Grill233 m
Trio Cafe & Sandwich Bar241 m
Caffè Nero292 m
Costa309 m

Nearby restaurants

Dhoom251 m
American Charcoal257 m
Doppio259 m
Fayrouz Lounge267 m

Nearby pubs

The Green Man202 m
Thirsty Eddie's303 m
The Arch363 m
Mannions368 m

Nearby gyms

Wembley Leisure Centre635 m
More Yoga686 m
El Estudio688 m
The Gym Group London Wembley Central728 m

Nearby pharmacies

Peace Pharmacy781 m
Food hygiene (5-star)76% of 139

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

FAUX FLORIST GROUP LTD
FAUX FLORIST LTD
GPS GRP LIMITED
KATY CORT LTD
OKAAKAA MMUO LTD

+1 more

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

37

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,657m
Crossrail 2 route11,201m

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)
4
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)
768
Largest scheme
3796 homes · LAND SURROUNDING WEMBLEY STADIUM, LAND SURROUNDING WEMBLEY STADIUM, Royal Route, Wembley, HA9
Pipeline pressure
NONE

Named schemes (500m)

York House, York House, Empire Way, HA9 0PA360 homes
completed
York House, Empire Way, Wembley, HA9 0PA, York House346 homes
completed
York House, Empire Way, Wembley, HA9 0PA, York House305 homes
completed
Land Surrounding Wembley Stadium, Land Surrounding Wembley Stadium, Engineers Way, Wembley, HA9286 homes
completed
Land, garages, alleyway rear of 416-444, High Road, Wembley, HA9, Land rear of alleyway servicing 416-444256 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 8BD

Full postcodeHA9 8BD
Postcode districtHA9
BoroughLondon Borough of Brent
WardWembley Hill
Latitude51.555855
Longitude-0.288223
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