Preston · Brent · Brent West constituency · 51.56784, -0.30577

HA9 8QR— Preston, Brent

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

The family fortress

 

Schools 75%Safety 75/100Transport 32/100~5% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
46
Safety
75
Schools
100
Transport
32
Environment
58
Investment
49

The bottom line

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

The catches: 57 min to victoria — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA9 8QR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighRenters
Buyer fit: GoodInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+9.5% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for HA9 8QR

🛡️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 8QR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

East Lane Primary School

Outstanding · Inspected Nov 2019 · 6 min walk

KS2: 111.2

★★★

Secondary

Wembley High Technology College

Outstanding · Inspected Oct 2022 · 8 min walk

P8: +1.43A8: 65.1

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 37 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.1 incidents per 1,000 residents

Better than 52% of London
↑ Rising 579.2%

-18% vs borough

Crime by type

Violence & sexual offences33%
Other20%
Anti-social behaviour18%
Vehicle crime10%
Drug offences9%
Theft5%
Robbery3%
Burglary2%

Stop & search

1.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

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

Crime is 3% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£6,250/m²
Price per ft²£581/ft²
Avg floor area40.1 m²

EPC breakdown

B
1%
C
53%
D
15%
E
2%

Based on 71 properties · Confidence: high

Street mix

Semi 1%Terraced 1%Flat 99%

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£100,250
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 CAnnual charge £1,735
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.3%

Total change

+376%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.2%

per year

Acceleration

-0.23

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £75k–£100k · 118 sales

Property Type Mix

Total: 118 sales

Semi-detached0.8%
Terraced0.8%
Flat/maisonette98.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£52k£77k+48.1%9
Post-dot-com plateau2001–2004£93k£153k+64.5%5.5
Pre-crash peak2005–2007£144k£162k+12.5%5.3
GFC & correction2008–2012£160k£132k-17.5%2.7
Help-to-Buy recovery2013–2016£153k£227k+48.5%3
Brexit uncertainty2018–2019£238k£214k-10.1%3
Pandemic surge2020–2021£236k£300k+27.3%1.5
Rate-rise correction2022–2023£238k£258k+8.6%1.5
Current market2024–2025£253k£248k-2.2%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.6% alpha

Flat/maisonette-1.6% α
Local
5.3%
District
6.9%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

51out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
South Kenton Underground StationBakerloo line
3.9 min walk
South Kenton→ Euston· 4 tph
30 min

Nearby stations

South Kenton Rail StationLioness
4 min walk
South Kenton Underground StationBakerloo
4 min walk
South KentonNational Rail
4 min walk
North Wembley Rail StationLioness
7 min walk
North Wembley Underground StationBakerloo
8 min walk
2 bus routes · 3 stops within 400m · 16 buses/hr peak

33

Walkability score

41

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge59 min ↑
Victoria ★57 min
Waterloo58 min ↑
Canary Wharf69 min ↑
City62 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

2

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)28
Nearest car park507m
Santander docks (800m)0
Nearest cycle dock6.6 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: 38.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 55% of London
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.1 km away✗ Not Green Belt✗ Not AONB55% green spaceTree canopy: 22%
More green space than 97% of London

Nearest SSSI: Bentley Priory SSSI — 6.2 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): 1

Landslide susceptibility: Low

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

10 min walk

58%

Recommend GP

58%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

6

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 1.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

3

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketLondis · 595 m
3 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

915m

Post office

Nearby shops

Apna Superstore360 m
Costcutter366 m
Abirami373 m
Tesco Express550 m

Nearby restaurants

Kenton Spice415 m
Manglik Foods420 m
Nest434 m

Nearby pubs

The Windermere328 m
Aroma Lounge699 m
The Preston751 m

Nearby pharmacies

The Health Pharmacy380 m

Nearby health

Wembley Orthodontic & Aesthetics401 m
Food hygiene (5-star)59% of 49

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
0
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

4RIVERS CATERING LTD
ADMIN R LTD
DEEVAO LIMITED
JUST CAR LTD
KELLY DECORATION LTD

+2 more

Investment

Investment grade, yield and market outlook

49

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 score12/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months1

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

8/100

Velocity score

Future outlook

30.3

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,359m
Crossrail 2 route12,771m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,283 nationally

2,585

Est. population

8,619/km²

58%

Employed

36%

Degree educated

£46,000

Median income

8.5%

Claimant rate

SuburbanHigh densityRenters

26

Community stability

Age profile

31%
27%
21%
16%
Under 1831%
18–3427%
35–4921%
50–6416%
65+5%

Tenure

44%
36%
Own outright7%
Own (mortgage)9%
Private rent44%
Social rent36%
Shared ownership3%
Rent free0%

Ethnicity

17%
31%
24%
14%
White British9%
White Other17%
Asian31%
Black24%
Mixed4%
Other14%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine24%
No car household40%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Private rent44%
Social rent36%

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)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
5
Largest scheme
201 homes · HOOVER SPORTS CLUB & GROUNDS, HOOVER SPORTS CLUB & GROUNDS, SUDBURY AVENUE, HA0
Pipeline pressure
NONE

Named schemes (500m)

CARLTON HOUSE, 1, CARLTON HOUSE, 1, PEMPATY PLACE, CARLTON AVENUE/ STRATHCONA ROAD, HA9136 homes
completed
47 & 49, 47 & 49, Byron Road, Wembley, HA04 homes
completed
128, 128, Windermere Avenue, HA9 8RB3 homes
completed
Garages rear of 1-4, Keats Court, Byron Road, Wembley, Keats Court3 homes
completed
Land rear of 1 Ennerdale Gardens, Windermere Avenue, Wembley, Land rear of 1 Ennerdale Gardens2 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 8QR

Full postcodeHA9 8QR
Postcode districtHA9
BoroughLondon Borough of Brent
WardPreston
Latitude51.567835
Longitude-0.305766
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