Preston · Brent · Brent West constituency · 51.57113, -0.29459

HA9 8PB— Preston, Brent

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

The family fortress

 

Schools 100%Safety 75/100Transport 42/100Yield 4.57%

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
60
Safety
75
Schools
60
Transport
42
Environment
52
Investment
64

The bottom line

HA9 8PB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

HA9 8PB

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 8PB

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How HA9 8PB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Preston Park Primary School

Not yet inspected · 4 min walk

KS2: 103.8

—

Secondary

Claremont High School

Not yet inspected · Inspected Mar 2025 · 18 min walk

P8: +0.59A8: 55.6

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 · 47 min walk

3 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

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 2.3km

Crime is 8% below London average

Property

Prices, sales volume and market trends

Avg floor area67.8 m²

EPC breakdown

B
2%
C
8%
D
5%
E
2%

Based on 17 properties · Confidence: medium

Street mix

Semi 29%Terraced 43%Flat 29%

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£169,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
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

1998–2010 · CAGR

+4.3%

Total change

+67%

Market Activity

Price Velocity & Acceleration

Current Velocity

-73.7%

per year

Acceleration

-105.62

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £450k–£500k · 7 sales

Property Type Mix

Total: 7 sales

Semi-detached28.6%
Terraced42.9%
Flat/maisonette28.6%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£75k£165k+120%1
Pre-crash peak2006–2007£221k£360k+63.3%1.5
GFC & correction2008–2010£475k£125k-73.7%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
Trend Position100

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
1.2 min walk
North Wembley

Nearby stations

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

30

Walkability score

16

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★45 min
Victoria47 min ↑
Waterloo47 min ↑
Canary Wharf55 min ↑
City52 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 park291m
Santander docks (800m)0
Nearest cycle dock6.2 km

Nearby car parks

🅿️
Preston Road Car Park164 spaces· yes
291m

Connectivity

Broadband and mobile coverage

90%

Full fibre

69%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed408 Mbps
Median download427 Mbps
Superfast coverage90%
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 AONB35% green spaceTree canopy: 13%
More green space than 90% of London

Nearest SSSI: Brent Reservoir SSSI — 3.4 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

PES@OPTICALISE OPTICIANS, NWL

241-243 PRESTON ROAD, HA3 0PS

2 min walk

5

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

69

Parks (1km)

14

Restaurants (800m)

6

Cafes (800m)

5

Pubs (400m)

4

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

12

Convenience

Nearest supermarketLondis · 1.2 km
1 tennis courts

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

149m

Post office

Nearby shops

Abby's Food & Wine2 m
Halal Meat & Poultry7 m
Insha Allah25 m
Wenzel's38 m

Nearby cafes

Patisserie Romana 251 m
Parkway Patisserie63 m
kokö dessert66 m
Costa83 m

Nearby restaurants

Domino's5 m
2 pl Dragon13 m
Chiqo14 m
Fancy Chicken 'n' Pizza20 m

Nearby pubs

Baron24 m
Club 182110 m
The Preston161 m
the fléadh195 m

Nearby pharmacies

Paster Pharmacy20 m
Andres Pharmacy134 m
Andreas Pharmacy153 m
Rushtons Pharmacy174 m

Nearby health

VS Dental Care Centre232 m
Food hygiene (5-star)71% of 59

Business

Local businesses registered here

Active businesses
26
New (last 12 months)
11
Dissolved (last 12 months)
0
Industry diversity
19
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

AL MAAB GROUP LTD
ALONG RETAIL LTD
ART BOSS LTD
ASTRA UK RETAIL LTD
AYYAN PRESTON LIMITED

+15 more

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

34.4

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,877m
Crossrail 2 route12,186m

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
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
57
Largest scheme
271 homes · GEC SPORTS GROUND, GEC SPORTS GROUND, PRESTON ROAD, HA9
Pipeline pressure
NONE

Named schemes (500m)

2A, Preston Waye and 283, 285 & 287 Preston Road, Harrow, HA3, 235 homes
completed
WEMBLEY LIBERAL SYNAGOGUE & TENNIS COURT, WEMBLEY LIBERAL SYNAGOGUE & TENNIS COURT, Preston Road, Kenton, HA3 0QH26 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 8PB

Full postcodeHA9 8PB
Postcode districtHA9
BoroughLondon Borough of Brent
WardPreston
Latitude51.571126
Longitude-0.294590
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