Wembley Hill · Brent · Brent West constituency · 51.55903, -0.28627

HA9 8EB— Wembley Hill, Brent

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

The practical family move

 

Schools 100%Safety 78/100Transport 42/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
65
Safety
78
Schools
95
Transport
42
Environment
47
Investment
57

The bottom line

HA9 8EB 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.

Less suited to Car-free commuters.

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Location

HA9 8EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London crime-30.0% vs London avg

Deep-dive guides for HA9 8EB

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

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“The practical family move”

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How HA9 8EB 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 · 10 min walk

KS2: 106.9

★★★

Secondary

Ark Elvin Academy

Outstanding · Inspected Jun 2023 · 10 min walk

P8: +0.38A8: 43.9

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 30 min walk

4 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

45.4 incidents per 1,000 residents

Better than 66% of London
↑ Rising 275.0%

from a low base — still below London average

-41% vs borough

Crime by type

Other39%
Violence & sexual offences21%
Theft12%
Anti-social behaviour9%
Burglary7%
Vehicle crime6%
Drug offences4%
Robbery2%

Stop & search

2.5

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

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 1.5km

Crime is 30% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£6,474/m²
Price per ft²£601/ft²
Avg floor area106.3 m²

EPC breakdown

C
13%
D
20%
E
7%

Based on 40 properties · Confidence: high

Street mix

Semi 74%Terraced 12%Flat 14%

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£265,750
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.4%

Total change

+547%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.3%

per year

Acceleration

+38.19

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £250k–£300k · 43 sales

Property Type Mix

Total: 43 sales

Semi-detached74.4%
Terraced11.6%
Flat/maisonette14%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£106k£235k+122.5%1.7
Post-dot-com plateau2002–2004£284k£144k-49.5%3
Pre-crash peak2005–2006£338k£340k+0.7%2
GFC & correction2009–2012£138k£393k+185.8%4
Help-to-Buy recovery2014–2016£565k£520k-8%1
Brexit uncertainty2019–2019£575k£575k+0%1
Pandemic surge2020–2021£753k£588k-21.9%1.5
Current market2025–2025£683k£683k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.4% alpha

Semi-detached-0.4% α
Local
6.4%
District
6.8%

CAGR over 30yr 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 Park Underground StationMetropolitan line
8.2 min walk
Wembley Stadium

Nearby stations

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

48

Walkability score

79

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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)850
Nearest car park291m
Santander docks (800m)0
Nearest cycle dock5.2 km

Nearby car parks

🅿️
Red Parking850 spaces· yes
461m

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: 9.4 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 3.1 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

4 min walk

63%

Recommend GP

63%

Overall GP experience

7

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospital · 1.6 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

55

Parks (1km)

43

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Green Man (289 m)

Nearest supermarketTian Tian Market · 401 m
2 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

1.6km

Post office

Nearby shops

Tesco Express225 m
Wenzel's335 m
Sainsbury's Local377 m
Capital414 m

Nearby cafes

Starbucks299 m
Caffè Nero328 m
Treatz Dessert Parlour334 m
Costa369 m

Nearby restaurants

Subway217 m
Pizza Express288 m
Frankie & Benny's306 m
PizzaExpress324 m

Nearby pubs

The Green Man289 m
Blue Check346 m
The White Horse394 m
The Wembley Tavern420 m

Nearby gyms

Wembley Leisure Centre286 m
El Estudio392 m
More Yoga407 m

Nearby pharmacies

Peace Pharmacy560 m

Nearby health

Chalkhill Primary Care Centre855 m
Food hygiene (5-star)73% of 180

Business

Local businesses registered here

Active businesses
17
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
15
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

ALLIED PROPERTY (UK) LTD
APPLY4U LIMITED
AQUINCE ACCOMMODATION LTD
ASHUTOSH EVENTS LIMITED
AUTOCARE PRO LTD

+12 more

Investment

Investment grade, yield and market outlook

57

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

8/100

Velocity score

Future outlook

50.6

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,702m
Crossrail 2 route11,174m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,808 nationally

1,982

Est. population

12,631/km²

65%

Employed

38%

Degree educated

5.4%

Claimant rate

Inner cityHigh densityRenters

26

Community stability

Age profile

23%
23%
24%
21%
Under 1823%
18–3423%
35–4924%
50–6421%
65+9%

Tenure

21%
16%
61%
Own outright21%
Own (mortgage)16%
Private rent61%
Social rent2%
Shared ownership1%
Rent free0%

Ethnicity

24%
45%
White British8%
White Other24%
Asian45%
Black10%
Mixed4%
Other10%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine25%
No car household40%
Unemployed3%
No qualifications20%

Housing tenure (Census 2021)

Private rent61%
Social rent2%

vs. London

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)
500
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
Land Yellow Car Park Adj to Quality Hotel and Dexion House, Land Yellow Car Park Adj to Quality Hotel and Dexion House, Fulton Road, Wembley, HA9 0EF370 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 8EB

Full postcodeHA9 8EB
Postcode districtHA9
BoroughLondon Borough of Brent
WardWembley Hill
Latitude51.559028
Longitude-0.286272
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