Preston · Brent · Brent West constituency · 51.56795, -0.29718

HA9 8FB— Preston, Brent

Location and area intelligence for HA9 8FB, Preston, Brent

The family fortress

 

Schools 100%Safety 75/100Transport 35/100Yield 4.57%

Best for: Families

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

Liveability
56
Safety
75
Schools
100
Transport
35
Environment
49
Investment
64

The bottom line

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

The catch: 49 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA9 8FB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+9.5% vs London avg
vs London crime-8.0% vs London avg

Deep-dive guides for HA9 8FB

🛡️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 8FB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Preston Park Primary School

Not yet inspected · 5 min walk

KS2: 103.8

★★★

Secondary

Wembley High Technology College

Outstanding · Inspected Oct 2022 · 13 min walk

P8: +1.43A8: 65.1

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 45 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

59.9 incidents per 1,000 residents

Better than 54% of London
↑ Rising 821.4%

-22% vs borough

Crime by type

Other26%
Violence & sexual offences24%
Anti-social behaviour15%
Drug offences11%
Robbery8%
Vehicle crime7%
Burglary5%
Theft5%

Stop & search

0.5

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) · 1.9km

Crime is 8% below London average

Property

Prices, sales volume and market trends

Avg floor area128.1 m²

EPC breakdown

B
3%
C
6%

Based on 9 properties · Confidence: low

Street mix

Terraced 100%

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£320,250
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsSystem built, as built, insulated (assumed)
RoofPitched, insulated (assumed)
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

2008–2016 · CAGR

+5.8%

Total change

+58%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.0%

per year

Acceleration

-32.52

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £350k–£400k · 15 sales

Property Type Mix

Total: 15 sales

Terraced100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2008–2012£365k£385k+5.5%6.5
Help-to-Buy recovery2014–2016£537k£575k+7%1

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 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Preston Road Underground StationMetropolitan line
5.6 min walk
North Wembley

Nearby stations

Preston Road Underground StationMetropolitan
6 min walk
North Wembley Rail StationLioness
10 min walk
North WembleyNational Rail
10 min walk
North Wembley Underground StationBakerloo
10 min walk
South Kenton Underground StationBakerloo
10 min walk
No bus stops within 400m

27

Walkability score

15

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

3

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)192
Nearest car park441m
Santander docks (800m)0
Nearest cycle dock6.2 km

Nearby car parks

🅿️
Preston Road Car Park164 spaces· yes
625m

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: 10.6 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 10%
More green space than 78% of London

Nearest SSSI: Brent Reservoir SSSI — 3.6 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

UXENDON CRESCENT SURGERY

92 PRESTON ROAD, HA9 8NL

3 min walk

58%

Recommend GP

58%

Overall GP experience

4

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 1.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

52

Parks (1km)

14

Restaurants (800m)

6

Cafes (800m)

3

Pubs (400m)

4

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

4

Convenience

Nearest supermarketLondis · 853 m
4 tennis courts

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

527m

Post office

Nearby shops

Food 4 Less319 m
Family Supermarket320 m
Food 4 Less Butchery326 m
Tesco Express347 m

Nearby cafes

kokö dessert331 m
Parkway Patisserie340 m
Patisserie Romana 2428 m
Costa461 m

Nearby restaurants

Meera's Xpress263 m
The Blue Oyster308 m
Subway335 m
Domino's391 m

Nearby pubs

The Preston223 m
Club 182308 m
Baron374 m
the fléadh581 m

Nearby pharmacies

Paster Pharmacy377 m
Andres Pharmacy511 m
Andreas Pharmacy530 m
Rushtons Pharmacy550 m

Nearby health

VS Dental Care Centre617 m
Food hygiene (5-star)70% of 70

Business

Local businesses registered here

Active businesses
5
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

ASINED LIMITED
GABRIEL DMD LIMITED
MARIANTUS DISENO LTD
SMART TRANSPORT LIMITED
TRIO TECH INVESTMENTS LIMITED

Investment

Investment grade, yield and market outlook

64

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 score17/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

30.8

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,849m
Crossrail 2 route12,219m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,300 nationally

2,154

Est. population

6,251/km²

69%

Employed

39%

Degree educated

£46,000

Median income

5.1%

Claimant rate

SuburbanMedium densityEstablished mixed

32

Community stability

Age profile

22%
30%
25%
15%
Under 1822%
18–3430%
35–4925%
50–6415%
65+9%

Tenure

24%
18%
52%
Own outright24%
Own (mortgage)18%
Private rent52%
Social rent7%

Ethnicity

36%
35%
White British9%
White Other36%
Asian36%
Black6%
Mixed2%
Other11%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine19%
No car household32%
Unemployed5%
No qualifications24%

Housing tenure (Census 2021)

Private rent52%
Social rent7%

vs. London

Income vs London+9.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
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)
54
Largest scheme
344 homes · HIRST RESEARCH CENTRE, 50, HIRST RESEARCH CENTRE, 50, EAST LANE, HA9
Pipeline pressure
NONE

Named schemes (500m)

GEC SPORTS GROUND, GEC SPORTS GROUND, PRESTON ROAD, HA9271 homes
completed
VACANT LAND, 136-146, VACANT LAND, 136-146, PRESTON ROAD, HA9 8NJ35 homes
completed
128-134, 128-134, PRESTON ROAD, HA921 homes
completed
CENTURY BOWLING & SOCIAL CLUB,, CENTURY BOWLING & SOCIAL CLUB,, Logan Road, Wembley, HA9 8PY13 homes
completed
Preston Library, Carlton Avenue East, Wembley, HA9 8PL, Preston Library12 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
29.1%
Election year
2022
MP
Barry Gardiner (Labour)
MP majority
3,793
Constituency
Brent West

Councillors

Daniel Timothy KennellyLabour
Orleen HyltonLabour

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Key facts for HA9 8FB

Full postcodeHA9 8FB
Postcode districtHA9
BoroughLondon Borough of Brent
WardPreston
Latitude51.567954
Longitude-0.297176
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