Preston · Brent · Brent West constituency · 51.56419, -0.28788

HA9 8LP— Preston, Brent

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

High-connectivity investment target

 

Schools 100%Safety 70/100Transport 45/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
57
Safety
70
Schools
60
Transport
45
Environment
49
Investment
52

The bottom line

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

The catch: 22 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

HA9 8LP

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 8LP

🛡️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 8LP 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 · 6 min walk

KS2: 107.8

—

Secondary

Michaela Community School

Not yet inspected · 8 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 · 36 min walk

1 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 1.8km

Crime is +49% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,926/m²
Price per ft²£551/ft²
Avg floor area97 m²

EPC breakdown

C
10%
D
5%

Based on 15 properties · Confidence: medium

Street mix

Terraced 44%Detached 6%Flat 50%

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£242,500
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
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

1995–2025 · CAGR

+5.2%

Total change

+357%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.3%

per year

Acceleration

-44.63

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 18 sales

Property Type Mix

Total: 18 sales

Detached5.6%
Terraced44.4%
Flat/maisonette50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£123k£180k+46.9%1.2
Post-dot-com plateau2001–2001£137k£137k+0%2
Pre-crash peak2006–2006£268k£268k+0%1
GFC & correction2010–2012£235k£333k+41.7%2.3
Pandemic surge2021–2021£513k£513k+0%2
Current market2025–2025£560k£560k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-4.2% alpha

Flat/maisonette-4.2% α
Local
6%
District
10.2%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position40

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 StationJubilee line
7 min walk
Wembley Stadium

Nearby stations

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

18

Walkability score

2

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 park485m
Santander docks (800m)0
Nearest cycle dock5.5 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 waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 34.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 65% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.8 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 37%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 3.0 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

4 min walk

73%

Recommend GP

73%

Overall GP experience

6

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.9 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

47

Parks (1km)

6

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Wembley Tavern (435 m)

Nearest supermarketLidl · 583 m
2 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

1

Libraries (1km)

1

Cinemas (2km)

1.0km

Post office

Nearby shops

Capital429 m
Exotic Convenience454 m
Bread Ahead739 m
Sainsbury's Local750 m

Nearby cafes

Ecco'la390 m
Black Sheep Coffee601 m
Starbucks732 m
Estadio Lounge Café Bar841 m

Nearby restaurants

Wimpy441 m
Sara's Kitchen472 m
Peppercorn Chicken479 m
Mezze Grill502 m

Nearby pubs

The Wembley Tavern435 m
Sports Bar446 m
Blue Check477 m
The Torch743 m

Nearby gyms

Wembley Leisure Centre538 m
El Estudio678 m
More Yoga713 m

Nearby pharmacies

Peace Pharmacy362 m
Paster Pharmacy885 m
Andres Pharmacy1.0 km
Andreas Pharmacy1.0 km
Food hygiene (5-star)69% of 52

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Registered businesses

BF FRENCH POLISHER LTD
DM DABA LTD
LOGICRIS LIMITED
MO3.O LIMITED
REMARKABLES CAPITAL LTD

+1 more

Investment

Investment grade, yield and market outlook

52

Investment score

Moderate

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
Sales last 12 months0

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

4/100

Velocity score

Future outlook

36

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,081m
Crossrail 2 route11,468m

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)
22

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
35
Largest scheme
370 homes · 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 0EF
Pipeline pressure
NONE

Named schemes (500m)

CENTURY HOTEL, CENTURY HOTEL, FORTY AVENUE, HA9 8QQ62 homes
completed
120-130, 120-130, THE AVENUE, HA940 homes
completed
THE MARTINS (1), 8, THE MARTINS (1), 8, PRESTON ROAD, HA9 8JY35 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

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 8LP

Full postcodeHA9 8LP
Postcode districtHA9
BoroughLondon Borough of Brent
WardPreston
Latitude51.564186
Longitude-0.287881
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