Wembley Hill · Brent · Brent West constituency · 51.55568, -0.28664

HA9 8BE— Wembley Hill, Brent

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 47/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
64
Safety
74
Schools
95
Transport
47
Environment
49
Investment
56

The bottom line

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

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

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Location

HA9 8BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for HA9 8BE

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

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🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How HA9 8BE 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 · 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 · 27 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) · 1.3km

Crime is 1% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£7,562/m²
Price per ft²£703/ft²
Avg floor area64.8 m²

EPC breakdown

B
55%

Based on 55 properties · Confidence: high

Street mix

Flat 93%Other 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£162,000
Rebuild cost per m²£2,500/m²

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

Construction era2019
WallsAverage thermal transmittance 0.20 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,735
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2019–2025 · CAGR

+12.2%

Total change

+100%

Market Activity

Price Velocity & Acceleration

Current Velocity

+53.1%

per year

Acceleration

+94.40

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £500k–£600k · 55 sales

Property Type Mix

Total: 55 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2019–2019£246k£246k+0%12
Pandemic surge2020–2021£370k£448k+21.1%13.5
Rate-rise correction2022–2023£498k£545k+9.5%7
Current market2024–2025£320k£490k+53.1%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-5.5% alpha

Flat/maisonette-5.5% α
Local
26.5%
District
32%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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 Central Underground StationBakerloo line
9.6 min walk
Wembley Stadium

Nearby stations

Wembley StadiumNational Rail
2 min walk
Wembley Central Rail StationSouthern · Lioness
10 min walk
Wembley Central Underground StationBakerloo
10 min walk
Wembley Park Underground StationJubilee · Metropolitan
12 min walk
North Wembley Underground StationBakerloo
18 min walk
No bus stops within 400m

51

Walkability score

107

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

7

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)850
Nearest car park118m
Santander docks (800m)0
Nearest cycle dock5.1 km

Nearby car parks

🅿️
Red Parking850 spaces· yes
286m
🅿️
St Johns Road Car Park
782m

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 waterLOW
Low
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: 9.3 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 64%
More green space than 78% of London

Nearest SSSI: Brent Reservoir SSSI — 3.3 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

7 min walk

63%

Recommend GP

63%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 1.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

49

Parks (1km)

48

Restaurants (800m)

10

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

3

Convenience

Nearest supermarketTian Tian Market · 647 m
2 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

2.0km

Post office

Nearby shops

Tesco Express171 m
Wenzel's210 m
Sainsbury's Local286 m
Stadium Food & Wine585 m

Nearby cafes

Caffè Nero194 m
Costa203 m
Trio Cafe & Sandwich Bar206 m
Shawarma Grill240 m

Nearby restaurants

Big Moe's Diner179 m
PizzaExpress200 m
Pizza Express203 m
Zizzi205 m

Nearby pubs

The Green Man285 m
The Arch295 m
Mannions315 m
Thirsty Eddie's374 m

Nearby gyms

Wembley Leisure Centre596 m
More Yoga619 m
El Estudio625 m
The Gym Group London Wembley Central805 m

Nearby pharmacies

Peace Pharmacy844 m
Food hygiene (5-star)76% of 145

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

BRITWISE CONSULTANCY LTD
DOUNA REAL ESTATE LTD
EUROPEAN TOURS LIMITED
HAMDI AFTER SCHOOL CLUB LTD
LUXURIOUSNESS LIMITED

+5 more

Investment

Investment grade, yield and market outlook

56

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 score22/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

59.1

Price growth score

C
Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,551m
Crossrail 2 route11,090m

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
No
Listed buildings (800m)
4
Planning apps (3 years)
1
Borough approval rate
76%
Opportunity area
Wembley
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£3.5bn
Est. completion
2033

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
755
Largest scheme
3796 homes · LAND SURROUNDING WEMBLEY STADIUM, LAND SURROUNDING WEMBLEY STADIUM, Royal Route, Wembley, HA9
Pipeline pressure
NONE

Named schemes (500m)

LAND SURROUNDING WEMBLEY STADIUM, LAND SURROUNDING WEMBLEY STADIUM, Royal Route, Wembley, HA93796 homes
completed
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 0HB553 homes
completed
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

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 8BE

Full postcodeHA9 8BE
Postcode districtHA9
BoroughLondon Borough of Brent
WardWembley Hill
Latitude51.555679
Longitude-0.286643
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