Preston · Brent · Brent West constituency · 51.57107, -0.30808

HA9 8RB— Preston, Brent

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

The family fortress

 

Schools 67%Safety 84/100Transport 35/100Yield 4.57%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
52
Safety
84
Schools
62
Transport
35
Environment
58
Investment
60

The bottom line

HA9 8RB offers low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: high noise levels nearby and 58 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA9 8RB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+9.5% vs London avg
vs London crime-27.0% vs London avg

Deep-dive guides for HA9 8RB

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

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Postcode Personality

🎓 Good Schools🌿 Green Lung🔒 Very Safe

“The family fortress”

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How HA9 8RB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

62

Education score

Good for families
★ Top school within 1km
!

Primary

Harris Primary Academy South Kenton

Inadequate · Inspected Nov 2023 · 4 min walk

★★★

Secondary

Wembley High Technology College

Outstanding · Inspected Oct 2022 · 11 min walk

P8: +1.43A8: 65.1

67% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Below London average

Childcare

Childcare

Hillview Nursery School

Not inspected · 35 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

47.1 incidents per 1,000 residents

Better than 65% of London
→ Stable

-39% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour26%
Other24%
Vehicle crime9%
Drug offences5%
Burglary4%
Robbery3%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 2.2km

Crime is 27% below London average

Property

Prices, sales volume and market trends

Avg floor area67.5 m²

EPC breakdown

B
1%
C
3%
D
11%
E
1%

Based on 16 properties · Confidence: medium

Street mix

Semi 35%Terraced 18%Flat 47%

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£168,750
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)
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

1997–2021 · CAGR

+10.5%

Total change

+1002%

Market Activity

Price Velocity & Acceleration

Current Velocity

+242.1%

per year

Acceleration

+299.79

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £400k–£450k · 17 sales

Property Type Mix

Total: 17 sales

Semi-detached35.3%
Terraced17.6%
Flat/maisonette47.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£59k£55k-6.8%1.5
Post-dot-com plateau2001–2002£79k£105k+33.3%1.5
Pre-crash peak2007–2007£162k£162k+0%3
GFC & correction2012–2012£400k£400k+0%1
Help-to-Buy recovery2016–2016£240k£240k+0%1
Brexit uncertainty2018–2018£449k£449k+0%1
Pandemic surge2020–2021£190k£650k+242.1%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
South Kenton StationBakerloo line
1 min walk
South Kenton→ Euston· 4 tph
30 min

Nearby stations

South Kenton Underground StationBakerloo
1 min walk
South Kenton Rail StationLioness
1 min walk
South KentonNational Rail
1 min walk
Preston Road Underground StationMetropolitan
11 min walk
North Wembley Rail StationLioness
12 min walk
2 bus routes · 2 stops within 400m · 12 buses/hr peak

36

Walkability score

36

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★58 min
Victoria61 min ↑
Waterloo60 min ↑
Canary Wharf68 min ↑
City65 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

4

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)28
Nearest car park503m
Santander docks (800m)0
Nearest cycle dock6.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

90%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed460 Mbps
Median download433 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
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.4 km away✗ Not Green Belt✗ Not AONB56% green spaceTree canopy: 31%
More green space than 98% of London

Nearest SSSI: Bentley Priory SSSI — 5.8 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

PES@OPTICALISE OPTICIANS, NWL

241-243 PRESTON ROAD, HA3 0PS

11 min walk

1

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 1.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

3

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

3

Convenience

Nearest supermarketLondis · 967 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)

930m

Post office

Nearby shops

Abirami22 m
Costcutter28 m
Apna Superstore35 m
Tesco Express929 m

Nearby restaurants

Kenton Spice23 m
Manglik Foods27 m
Nest41 m

Nearby pubs

The Windermere66 m
Aroma Lounge1.1 km

Nearby pharmacies

The Health Pharmacy16 m

Nearby health

Wembley Orthodontic & Aesthetics10 m
Food hygiene (5-star)52% of 21

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

CHARLES MORLEY ESTATE AGENTS LTD
DESTINY BIKE SERVICE LTD
E-HEALTH PHARMACY LTD
JBK BUILDING & CONSTRUCTION LTD
KAVITHA FOOD AND WINE LIMITED

+6 more

Investment

Investment grade, yield and market outlook

60

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 score15/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

28

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,676m
Crossrail 2 route13,049m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,344 nationally

1,655

Est. population

10,345/km²

64%

Employed

41%

Degree educated

£46,000

Median income

4.0%

Claimant rate

SuburbanHigh densityEstablished mixed

44

Community stability

Age profile

24%
28%
21%
15%
Under 1824%
18–3428%
35–4921%
50–6415%
65+12%

Tenure

35%
27%
35%
Own outright35%
Own (mortgage)27%
Private rent35%
Social rent2%
Shared ownership1%

Ethnicity

18%
25%
38%
White British18%
White Other25%
Asian38%
Black5%
Mixed3%
Other10%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine18%
No car household19%
Unemployed3%
No qualifications21%

Housing tenure (Census 2021)

Private rent35%
Social rent2%

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)
3
Largest scheme
136 homes · CARLTON HOUSE, 1, CARLTON HOUSE, 1, PEMPATY PLACE, CARLTON AVENUE/ STRATHCONA ROAD, HA9
Pipeline pressure
NONE

Named schemes (500m)

CARLTON HOUSE, 1, CARLTON HOUSE, 1, PEMPATY PLACE, CARLTON AVENUE/ STRATHCONA ROAD, HA9136 homes
completed
128, 128, Windermere Avenue, HA9 8RB3 homes
completed
Land rear of 1 Ennerdale Gardens, Windermere Avenue, Wembley, Land rear of 1 Ennerdale Gardens2 homes
completed
1 Allonby Gardens, Wembley, HA9 8QX2 homes
completed
2, 2, Ennerdale Gardens, Wembley, HA9 8QY2 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 8RB

Full postcodeHA9 8RB
Postcode districtHA9
BoroughLondon Borough of Brent
WardPreston
Latitude51.571070
Longitude-0.308084
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