Wembley Hill · Brent · Brent West constituency · 51.55994, -0.28798

HA9 8EQ— Wembley Hill, Brent

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

The practical family move

 

Schools 100%Safety 78/100Transport 41/100Yield 4.57%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
64
Safety
78
Schools
100
Transport
41
Environment
46
Investment
72

The bottom line

HA9 8EQ 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.

Less suited to Car-free commuters.

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Location

HA9 8EQ

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 8EQ

🛡️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 8EQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Wembley Primary School

Not yet inspected · Inspected Nov 2024 · 5 min walk

KS2: 107.8

★★★

Secondary

Ark Elvin Academy

Outstanding · Inspected Jun 2023 · 11 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 · 32 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 1.4km

Crime is 30% below London average

Property

Prices, sales volume and market trends

Avg floor area131.2 m²

EPC breakdown

C
2%
D
10%
E
6%

Based on 18 properties · Confidence: medium

Street mix

Semi 76%Terraced 4%Detached 4%Flat 16%

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£328,000
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)
RoofPitched, no insulation (assumed)
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

1995–2021 · CAGR

+9.2%

Total change

+894%

Market Activity

Price Velocity & Acceleration

Current Velocity

+80.9%

per year

Acceleration

+117.33

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £350k–£400k · 25 sales

Property Type Mix

Total: 25 sales

Detached4%
Semi-detached76%
Terraced4%
Flat/maisonette16%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£81k£190k+134.6%1.8
Post-dot-com plateau2001–2003£238k£135k-43.2%2.3
Pre-crash peak2005–2007£355k£360k+1.4%1
GFC & correction2008–2012£395k£250k-36.7%1
Help-to-Buy recovery2015–2016£570k£700k+22.8%1
Pandemic surge2020–2021£445k£805k+80.9%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+3.1% alpha

Semi-detached+3.1% α
Local
16.8%
District
13.7%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing7
Trend Position10

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
8.5 min walk
Wembley Stadium

Nearby stations

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

35

Walkability score

29

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 park315m
Santander docks (800m)0
Nearest cycle dock5.3 km

Nearby car parks

🅿️
Red Parking850 spaces· yes
613m

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: 9.6 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 3.2 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

5 min walk

63%

Recommend GP

63%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.6 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

53

Parks (1km)

35

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

0

Convenience

Nearest supermarketLidl · 502 m
3 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)

1.5km

Post office

Nearby shops

Tesco Express363 m
Capital431 m
Exotic Convenience459 m
Wenzel's486 m

Nearby cafes

Ecco'la383 m
Starbucks437 m
Caffè Nero477 m
Treatz Dessert Parlour490 m

Nearby restaurants

Subway370 m
Peppercorn Chicken381 m
Sara's Kitchen421 m
Pizza Express438 m

Nearby pubs

The Green Man299 m
Blue Check387 m
The Wembley Tavern438 m
Sports Bar449 m

Nearby gyms

Wembley Leisure Centre359 m
El Estudio496 m
More Yoga519 m

Nearby pharmacies

Peace Pharmacy404 m
Food hygiene (5-star)72% of 134

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

A PIECE OF TRAVEL LTD
ADEN SOLUTIONS LIMITED
BANDAY LIMITED
CRONIN SERVICES LTD
DEMAH LIMITED

+5 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

38.8

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,855m
Crossrail 2 route11,318m

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)
756
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, Engineers Way, Wembley, HA9286 homes
completed
Land Surrounding Wembley Stadium, Plot W04, Land Surrounding Wembley Stadium, Plot W04, Empire Way, Stadium Way, Lakeside Way, Wembley, HA9232 homes
completed
1-99 Inc, Ada Lewis House, 1-99 Inc, Ada Lewis House, Empire Way, Wembley, HA984 homes
completed
53-63, 53-63, Wembley Hill Road, HA9 8DL55 homes
completed
85-91, 85-91, MANOR DRIVE, HA930 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 8EQ

Full postcodeHA9 8EQ
Postcode districtHA9
BoroughLondon Borough of Brent
WardWembley Hill
Latitude51.559943
Longitude-0.287983
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