Preston · Brent · Brent West constituency · 51.57231, -0.30326

HA9 8RH— Preston, Brent

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

The family fortress

 

Schools 75%Safety 84/100Transport 31/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
52
Safety
84
Schools
45
Transport
31
Environment
61
Investment
46

The bottom line

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

The catches: 58 min to london bridge — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how HA9 8RH scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how HA9 8RH meets your needs.

Location

HA9 8RH

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 8RH

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare HA9 8RH with:

Postcode Personality

🎓 Good Schools🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How HA9 8RH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

45

Education score

Fair for families
★ Top school within 1km
—

Primary

Preston Park Primary School

Not yet inspected · 4 min walk

KS2: 103.8

—

Secondary

St Gregory's Catholic Science College

Not yet inspected · 16 min walk

P8: +0.73A8: 58.1

75% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Below London average

Childcare

Childcare

Hillview Nursery School

Not inspected · 40 min walk

4 primaries · 0 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

0

Incidents (1yr)

1

Incidents (5yr)

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

Crime is 27% below 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£4,688/m²
Price per ft²£435/ft²
Avg floor area95.1 m²

EPC breakdown

C
3%
D
11%
E
2%
G
1%

Based on 17 properties · Confidence: medium

Street mix

Semi 86%Terraced 14%

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£237,750
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 EAnnual charge £2,386
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+4.9%

Total change

+321%

Market Activity

Price Velocity & Acceleration

Current Velocity

-25.0%

per year

Acceleration

-20.77

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £600k–£700k · 29 sales

Property Type Mix

Total: 29 sales

Semi-detached86.2%
Terraced13.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£107k£175k+63.1%2.5
Post-dot-com plateau2002–2003£100k£308k+208%1
Pre-crash peak2006–2006£297k£297k+0%2
GFC & correction2008–2010£345k£342k-0.9%1
Help-to-Buy recovery2014–2014£438k£438k+0%1
Brexit uncertainty2017–2018£525k£250k-52.4%1
Pandemic surge2021–2021£647k£647k+0%1
Rate-rise correction2022–2022£627k£627k+0%2
Current market2024–2025£600k£450k-25%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.5% alpha

Semi-detached-0.5% α
Local
7.1%
District
7.6%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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
5.1 min walk
South Kenton→ Euston· 4 tph
30 min

Nearby stations

South Kenton Underground StationBakerloo
5 min walk
South Kenton Rail StationLioness
5 min walk
South KentonNational Rail
5 min walk
Preston Road Underground StationMetropolitan
7 min walk
North Wembley Rail StationLioness
14 min walk
No bus stops within 400m

11

Walkability score

37

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)

3

EV chargers (800m)

Total spaces (800m)192
Nearest car park209m
Santander docks (800m)0
Nearest cycle dock6.7 km

Nearby car parks

🅿️
Preston Road Car Park164 spaces· yes
508m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.2 km away✗ Not Green Belt✗ Not AONB66% green spaceTree canopy: 46%
More green space than 99% 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): 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

7 min walk

2

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 1.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

3

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Windermere (369 m)

Nearest supermarketLondis · 1.1 km
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)

0

Cinemas (2km)

583m

Post office

Nearby shops

Abirami357 m
Costcutter358 m
Apna Superstore359 m
Wenzel's586 m

Nearby cafes

Mayas Chai581 m
Costa581 m
Boston Peri Peri583 m
Patisserie Romana 2584 m

Nearby restaurants

Kenton Spice354 m
Nest355 m
Manglik Foods355 m
Preston Kebab House581 m

Nearby pubs

The Windermere369 m
the fléadh617 m
Baron619 m
The Preston629 m

Nearby pharmacies

The Health Pharmacy356 m
Andres Pharmacy582 m
Andreas Pharmacy583 m
Rushtons Pharmacy586 m

Nearby health

Wembley Orthodontic & Aesthetics355 m
VS Dental Care Centre626 m
Food hygiene (5-star)61% of 28

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

BROMANIA CONSTRUCTION LIMITED
BROMANIA UK LTD
IMPAC UK LIMITED
MCD RENDER LIMITED
MG IT CONSULTING LIMITED

+7 more

Investment

Investment grade, yield and market outlook

46

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 score15/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

40.7

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,459m
Crossrail 2 route12,791m

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)
3

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)

College Road Clinic,, College Road Clinic,, College Road, Wembley, HA9 8RJ4 homes
completed
2B, 2B, Second Avenue, Wembley, HA9 8QF2 homes
completed
2A, 2A, Second Avenue, Wembley, HA9 8QF2 homes
completed
2, 2, Ennerdale Gardens, Wembley, HA9 8QY2 homes
completed
1 Allonby Gardens, Wembley, HA9 8QX2 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

Live in HA9 8RH? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for HA9 8RH.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Brent with nearby boroughs:

Brent vs EalingBrent vs CamdenBrent vs Harrow

Similar postcodes

Frequently asked questions

📍 Track HA9 8RH

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for HA9 8RH

Full postcodeHA9 8RH
Postcode districtHA9
BoroughLondon Borough of Brent
WardPreston
Latitude51.572313
Longitude-0.303262
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