Preston · Brent · Brent West constituency · 51.56498, -0.29084

HA9 8LF— Preston, Brent

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

High-connectivity investment target

 

Schools 100%Safety 70/100Transport 39/100Yield 4.57%⚠ Knotweed sites nearby

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
53
Safety
70
Schools
60
Transport
39
Environment
46
Investment
66

The bottom line

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

The catches: 49 min to london bridge — above average for this zone and 36 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA9 8LF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for HA9 8LF

🛡️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

“High-connectivity investment target”

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How HA9 8LF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Wembley Primary School

Not yet inspected · Inspected Nov 2024 · 5 min walk

KS2: 107.8

—

Secondary

Michaela Community School

Not yet inspected · 11 min walk

P8: +2.57A8: 79.4

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 39 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

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) · 1.7km

Crime is +49% above London average

Property

Prices, sales volume and market trends

Avg floor area116.3 m²

EPC breakdown

D
4%
E
4%

Based on 8 properties · Confidence: low

Street mix

Semi 46%Terraced 46%Detached 9%

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£290,750
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,952
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2018 · CAGR

+8.6%

Total change

+567%

Market Activity

Price Velocity & Acceleration

Current Velocity

+32.5%

per year

Acceleration

-7.08

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £450k–£500k · 11 sales

Property Type Mix

Total: 11 sales

Detached9.1%
Semi-detached45.5%
Terraced45.5%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£93k£230k+147.3%1
Pre-crash peak2005–2007£324k£335k+3.4%1.7
Help-to-Buy recovery2013–2013£468k£468k+0%1
Brexit uncertainty2018–2018£620k£620k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Wembley Park Underground StationJubilee · Metropolitan
10 min walk
Preston Road Underground StationMetropolitan
10 min walk
North Wembley Rail StationLioness
12 min walk
North Wembley Underground StationBakerloo
12 min walk
Wembley StadiumNational Rail
15 min walk
No bus stops within 400m

17

Walkability score

4

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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park708m
Santander docks (800m)0
Nearest cycle dock5.7 km

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 waterMEDIUM
Medium
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: 10.0 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 40%
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): 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 ROAD SURGERY

56 PRESTON ROAD, HA9 8LB

1 min walk

73%

Recommend GP

73%

Overall GP experience

7

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.9 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

51

Parks (1km)

4

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Preston (599 m)

Nearest supermarketLidl · 803 m
3 tennis courts

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)

877m

Post office

Nearby shops

Capital650 m
Food 4 Less651 m
Food 4 Less Butchery660 m
Family Supermarket675 m

Nearby cafes

Ecco'la608 m
Parkway Patisserie674 m
kokö dessert685 m
Patisserie Romana 2782 m

Nearby restaurants

Meera's Xpress569 m
The Blue Oyster637 m
Wimpy662 m
Subway690 m

Nearby pubs

The Preston599 m
Club 182627 m
The Wembley Tavern656 m
Sports Bar667 m

Nearby gyms

Wembley Leisure Centre745 m

Nearby pharmacies

Peace Pharmacy303 m
Paster Pharmacy713 m
Andres Pharmacy863 m
Andreas Pharmacy881 m

Nearby health

VS Dental Care Centre947 m
Food hygiene (5-star)64% of 47

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Registered businesses

AV AGENCY LTD
CRYSTAL APPREAL LTD
DELILYUM LTD.
LOW COST DIGITAL SERVICES LIMITED
PAMPISFORD DEVELOPMENT LTD

+1 more

Investment

Investment grade, yield and market outlook

66

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 score13/100
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

21

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,303m
Crossrail 2 route11,691m

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
Yes
Listed buildings (800m)
2
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
36

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
36
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
VACANT LAND, 136-146, VACANT LAND, 136-146, PRESTON ROAD, HA9 8NJ35 homes
completed
Texaco Star Market, Texaco Star Market, Forty Avenue, Elmstead Avenue, Wembley, HA9 8JS34 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

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 8LF

Full postcodeHA9 8LF
Postcode districtHA9
BoroughLondon Borough of Brent
WardPreston
Latitude51.564984
Longitude-0.290838
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