Wembley Hill · Brent · Brent West constituency · 51.55683, -0.28700

HA9 8BU— Wembley Hill, Brent

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

High-connectivity investment target

 

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

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
64
Safety
74
Schools
95
Transport
46
Environment
47
Investment
73

The bottom line

HA9 8BU 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.

Check your dealbreakers

Toggle the things that matter to you — see how HA9 8BU scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how HA9 8BU meets your needs.

Location

HA9 8BU

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 8BU

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare HA9 8BU with:

Postcode Personality

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

“High-connectivity investment target”

Share:WhatsAppShare on X

How HA9 8BU 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 · 7 min walk

KS2: 106.9

★★★

Secondary

Ark Elvin Academy

Outstanding · Inspected Jun 2023 · 7 min walk

P8: +0.38A8: 43.9

100% of local schools rated Good or Outstanding · based on 14 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 1.3km

Crime is 1% below London average

Property

Prices, sales volume and market trends

Avg floor area55.9 m²

EPC breakdown

B
8%
C
18%
D
8%
E
2%
F
1%
G
2%

Based on 39 properties · Confidence: high

Street mix

Semi 10%Terraced 40%Flat 10%Other 40%

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£139,750
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,735
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2016 · CAGR

+12%

Total change

+762%

Market Activity

Price Velocity & Acceleration

Current Velocity

+48.5%

per year

Acceleration

+40.13

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 6 sales

Property Type Mix

Total: 6 sales

Semi-detached16.7%
Terraced66.7%
Flat/maisonette16.7%

By decade

1990s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£56k£300k+435.7%1
GFC & correction2011–2011£325k£325k+0%2
Help-to-Buy recovery2016–2016£483k£483k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-4% alpha

Terraced-4% α
Local
8.2%
District
12.2%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Wembley Park Underground StationMetropolitan line
10.8 min walk
Wembley Stadium

Nearby stations

Wembley StadiumNational Rail
4 min walk
Wembley Central Rail StationSouthern · Lioness
10 min walk
Wembley Central Underground StationBakerloo
11 min walk
Wembley Park Underground StationJubilee · Metropolitan
11 min walk
North Wembley Underground StationBakerloo
17 min walk
No bus stops within 400m

50

Walkability score

101

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 park112m
Santander docks (800m)0
Nearest cycle dock5.1 km

Nearby car parks

🅿️
Red Parking850 spaces· yes
339m

Connectivity

Broadband and mobile coverage

96%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed483 Mbps
Median download444 Mbps
Superfast coverage96%
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: 9.4 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 55%
Above average green space

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

6 min walk

63%

Recommend GP

63%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.4 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

52

Parks (1km)

50

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

2

Convenience

Nearest supermarketTian Tian Market · 572 m
2 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

1.8km

Post office

Nearby shops

Tesco Express104 m
Wenzel's223 m
Sainsbury's Local389 m
Bread Ahead574 m

Nearby cafes

Caffè Nero207 m
Costa237 m
Treatz Dessert Parlour308 m
Trio Cafe & Sandwich Bar333 m

Nearby restaurants

Pizza Express189 m
Subway189 m
Frankie & Benny's202 m
Big Moe's Diner209 m

Nearby pubs

The Green Man193 m
The Arch424 m
Thirsty Eddie's440 m
Mannions445 m

Nearby gyms

Wembley Leisure Centre498 m
El Estudio553 m
More Yoga553 m
The Gym Group London Wembley Central863 m

Nearby pharmacies

Peace Pharmacy720 m
Food hygiene (5-star)77% of 153

Business

Local businesses registered here

Active businesses
233
New (last 12 months)
39
Dissolved (last 12 months)
0
Industry diversity
16
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

11 HOSPITALITY (BIRMINGHAM) LIMITED
11 HOSPITALITY LIMITED
73WHR LIMITED
AGRI-CHEMICALS LIMITED
AMRA DEVELOPMENT U.K. LIMITED

+15 more

Investment

Investment grade, yield and market outlook

73

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 score22/100
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

45.7

Price growth score

C
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,632m
Crossrail 2 route11,150m

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
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)
763
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

Live in HA9 8BU? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for HA9 8BU.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Brent with nearby boroughs:

Brent vs EalingBrent vs CamdenBrent vs Harrow

Similar postcodes

Frequently asked questions

📍 Track HA9 8BU

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for HA9 8BU

Full postcodeHA9 8BU
Postcode districtHA9
BoroughLondon Borough of Brent
WardWembley Hill
Latitude51.556826
Longitude-0.287003
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