Wembley Hill · Brent · Brent West constituency · 51.56194, -0.29153

HA9 8EW— Wembley Hill, Brent

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

The family fortress

 

Schools 100%Safety 75/100Transport 29/100Yield 4.57%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
53
Safety
75
Schools
100
Transport
29
Environment
49
Investment
59

The bottom line

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

The catches: high noise levels nearby; 49 min to london bridge — above average for this zone and 21 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA9 8EW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-3.1% vs London avg
vs London crime-1.0% vs London avg

Deep-dive guides for HA9 8EW

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How HA9 8EW 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 · 2 min walk

KS2: 107.8

★★★

Secondary

Ark Elvin Academy

Outstanding · Inspected Jun 2023 · 13 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 · 36 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

64.0 incidents per 1,000 residents

Better than 51% of London
↑ Rising 328.6%

-17% vs borough

Crime by type

Violence & sexual offences25%
Anti-social behaviour22%
Other22%
Drug offences13%
Vehicle crime8%
Theft7%
Burglary4%
Robbery0%

Stop & search

2.7

per 1,000 residents

→ Stable

trend

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

5

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

5

Incidents (5yr)

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

Crime is 1% below London average

Property

Prices, sales volume and market trends

Avg floor area97.8 m²

EPC breakdown

C
1%
D
2%
E
3%

Based on 6 properties · Confidence: low

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£244,500
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)
RoofFlat, insulated
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,386
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2021–2024 · CAGR

+-4.2%

Total change

-12%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.1%

per year

Acceleration

+0.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £500k–£600k · 2 sales

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pandemic surge2021–2021£580k£580k+0%1
Current market2024–2024£510k£510k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Preston Road Underground StationMetropolitan line
13.7 min walk
Wembley Stadium

Nearby stations

Wembley Park Underground StationJubilee · Metropolitan
11 min walk
North Wembley Rail StationLioness
11 min walk
North Wembley Underground StationBakerloo
11 min walk
Wembley StadiumNational Rail
12 min walk
Wembley Central Rail StationLioness · Southern
14 min walk
No bus stops within 400m

12

Walkability score

7

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★49 min
Victoria52 min ↑
Waterloo51 min ↑
Canary Wharf59 min ↑
City57 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park526m
Santander docks (800m)0
Nearest cycle dock5.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

83%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed433 Mbps
Median download420 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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 38.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 55% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.9 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 49%
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): 2

Landslide susceptibility: Medium

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

PRESTON MEDICAL CENTRE

23 PRESTON ROAD, HA9 8JZ

3 min walk

81%

Recommend GP

81%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.6 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Green Man (516 m)

No restaurants within 800m — nearest: Peppercorn Chicken (605 m)

Nearest supermarketLidl · 734 m
3 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

0

Libraries (1km)

1

Cinemas (2km)

1.2km

Post office

Nearby shops

Capital609 m
Exotic Convenience640 m
Tesco Express683 m
Wenzel's813 m

Nearby cafes

Ecco'la555 m
Starbucks752 m
Caffè Nero803 m
Treatz Dessert Parlour821 m

Nearby restaurants

Peppercorn Chicken605 m
Wimpy624 m
Sara's Kitchen627 m
Mezze Grill693 m

Nearby pubs

The Green Man516 m
Blue Check608 m
The Wembley Tavern617 m
Sports Bar630 m

Nearby gyms

Wembley Leisure Centre621 m
El Estudio774 m

Nearby pharmacies

Peace Pharmacy73 m
Paster Pharmacy1.0 km
Andres Pharmacy1.2 km
Food hygiene (5-star)63% of 30

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

ADPLOT LIMITED
BYFLEET INVESTMENTS LIMITED
CHANCERY COURT INVESTMENTS LIMITED
DILIGENT OFFSPRING LTD
DOXFORD SECURITIES LIMITED

+9 more

Investment

Investment grade, yield and market outlook

59

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 score14/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

25.2

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,177m
Crossrail 2 route11,622m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,923 nationally

1,874

Est. population

6,366/km²

61%

Employed

41%

Degree educated

£40,700

Median income

5.1%

Claimant rate

SuburbanMedium densityEstablished mixed

43

Community stability

Age profile

20%
27%
22%
16%
15%
Under 1821%
18–3427%
35–4922%
50–6416%
65+15%

Tenure

34%
24%
36%
Own outright34%
Own (mortgage)24%
Private rent36%
Social rent5%
Shared ownership1%
Rent free0%

Ethnicity

23%
46%
White British8%
White Other23%
Asian46%
Black8%
Mixed3%
Other12%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine19%
No car household29%
Unemployed4%
No qualifications19%

Housing tenure (Census 2021)

Private rent36%
Social rent5%

vs. London

Income vs London-3.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
21

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
29
Largest scheme
344 homes · HIRST RESEARCH CENTRE, 50, HIRST RESEARCH CENTRE, 50, EAST LANE, HA9
Pipeline pressure
NONE

Named schemes (500m)

THE MARTINS (1), 8, THE MARTINS (1), 8, PRESTON ROAD, HA9 8JY35 homes
completed
2-6, 2-6, FORTY AVENUE, HA930 homes
completed
1 MORELLO COURT, 23-27, 1 MORELLO COURT, 23-27, WEMBLEY PARK DRIVE, HA022 homes
completed
ASHWOOD COURT (1), 6-10, ASHWOOD COURT (1), 6-10, WEMBLEY PARK DRIVE, HA922 homes
completed
EDINBURGH HOUSE, 36-50, EDINBURGH HOUSE, 36-50, FORTY AVENUE, HA9 8JP15 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 8EW

Full postcodeHA9 8EW
Postcode districtHA9
BoroughLondon Borough of Brent
WardWembley Hill
Latitude51.561937
Longitude-0.291529
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
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