Preston · Brent · Brent West constituency · 51.56314, -0.28063

HA9 8FX— Preston, Brent

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

High-connectivity investment target

 

Schools 100%Safety 70/100Transport 52/100~5% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
64
Safety
70
Schools
90
Transport
52
Environment
48
Investment
55

The bottom line

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

The catch: 11 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

HA9 8FX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-3.1% vs London avg
vs London crime+49.0% vs London avg

Deep-dive guides for HA9 8FX

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

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Postcode Personality

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

“High-connectivity investment target”

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How HA9 8FX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Chalkhill Primary School

Good · Inspected Feb 2023 · 9 min walk

KS2: 105.4

—

Secondary

Michaela Community School

Not yet inspected · 2 min walk

P8: +2.57A8: 79.4

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 · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

96.9 incidents per 1,000 residents

Higher crime than 73% of London
↑ Rising 525.0%

+26% vs borough

Crime by type

Other26%
Violence & sexual offences21%
Anti-social behaviour16%
Theft11%
Vehicle crime11%
Drug offences7%
Burglary5%
Robbery4%

Stop & search

6.0

per 1,000 residents

→ Stable

trend

Road safety

90

Road safety score

6

Accidents (5yr)

1

KSI (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 2.1km

Crime is +49% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build100.0%
Price per m²£7,720/m²
Price per ft²£717/ft²
Avg floor area54.5 m²

EPC breakdown

B
68%
C
2%

Based on 70 properties · Confidence: high

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£136,250
Rebuild cost per m²£2,500/m²

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

Construction era2024
WallsAverage thermal transmittance 0.20 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,952
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Distribution

P25: £400k–£450k · P75: £350k–£400k · 4 sales

Property Type Mix

Total: 4 sales

Flat/maisonette100%

By decade

2020s

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2025–2025£421k£421k+0%4

Buyer vs Seller Score

Composite market conditions index 0–100

53out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Sales Volume53

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Wembley Park Underground StationJubilee · Metropolitan
1 min walk
Wembley StadiumNational Rail
13 min walk
Preston Road Underground StationMetropolitan
18 min walk
North Wembley Rail StationLioness
20 min walk
North Wembley Underground StationBakerloo
20 min walk
No bus stops within 400m

51

Walkability score

60

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★44 min
Victoria47 min ↑
Waterloo47 min ↑
Canary Wharf54 min ↑
City50 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park45m
Santander docks (800m)0
Nearest cycle dock5.1 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 34.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 65% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.3 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 22%
Below average green space

Nearest SSSI: Brent Reservoir SSSI — 2.6 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

WEMBLEY PARK MEDICAL CENTRE

2 HUMPHRY REPTON LANE, HA9 0GL

4 min walk

63%

Recommend GP

63%

Overall GP experience

7

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 2.2 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

38

Parks (1km)

21

Restaurants (800m)

8

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

3

Convenience

Nearest supermarketLidl · 221 m
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

1.4km

Post office

Nearby shops

Exotic Convenience167 m
Capital192 m
Bread Ahead390 m
Sainsbury's Local453 m

Nearby cafes

Black Sheep Coffee122 m
Ecco'la239 m
Costa244 m
Starbucks379 m

Nearby restaurants

Wembley Tandoori139 m
Mezze Grill140 m
Selekt Chicken158 m
Slamburger167 m

Nearby pubs

Sports Bar176 m
The Wembley Tavern185 m
Blue Check257 m
The Torch308 m

Nearby gyms

Wembley Leisure Centre334 m
El Estudio353 m
More Yoga382 m

Nearby pharmacies

Asda407 m

Nearby health

Chalkhill Primary Care Centre284 m
Food hygiene (5-star)82% of 141

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

FLUFFY BAKERY LONDON LIMITED

Investment

Investment grade, yield and market outlook

55

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 score18/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

55.5

Price growth score

C
Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,589m
Crossrail 2 route10,957m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,504 nationally

2,323

Est. population

7,058/km²

52%

Employed

39%

Degree educated

£40,700

Median income

7.8%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

38

Community stability

Age profile

25%
20%
24%
17%
15%
Under 1825%
18–3420%
35–4924%
50–6417%
65+15%

Tenure

19%
18%
29%
28%
Own outright19%
Own (mortgage)18%
Private rent29%
Social rent28%
Shared ownership5%
Rent free0%

Ethnicity

14%
22%
33%
14%
White British14%
White Other22%
Asian33%
Black14%
Mixed5%
Other12%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine19%
No car household40%
Unemployed4%
No qualifications21%

Housing tenure (Census 2021)

Private rent29%
Social rent29%

vs. London

Income vs London-3.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Borough approval rate
76%
Opportunity area
Wembley
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
11
Regeneration status
Active
Regeneration investment
£3.5bn
Est. completion
2033

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
800
Largest scheme
743 homes · Land at the Junction of Engineers Way and, First Way, Land at the Junction of Engineers Way and, First Way, Engineers way, Wembley, HA9 0AA
Pipeline pressure
NONE

Named schemes (500m)

Land to the east of Rutherford Way (Plot NE02 and Phase 1B of the Northern Park), Wembley487 homes
completed
Palace of Arts and Industry, Palace of Arts and Industry, Engineers Way, Wembley, HA9475 homes
completed
Land to the South of Fulton Road, east of Harbutt Road and north of Humphry Repton Lane (Plot NW09/10), Wembley, Land to the south of fulton road, east of Harbutt road396 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
former Yellow Car Park2, former Yellow Car Park2, Fulton Road, HA9 0XJ361 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 8FX

Full postcodeHA9 8FX
Postcode districtHA9
BoroughLondon Borough of Brent
WardPreston
Latitude51.563145
Longitude-0.280634
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