Preston · Brent · Brent West constituency · 51.57381, -0.30227

HA9 8TH— Preston, Brent

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

The family fortress

 

Schools 67%Safety 78/100Transport 29/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
49
Safety
78
Schools
40
Transport
29
Environment
49
Investment
48

The bottom line

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

The catch: 58 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA9 8TH

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-35.0% vs London avg

Deep-dive guides for HA9 8TH

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How HA9 8TH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

40

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 · 14 min walk

P8: +0.73A8: 58.1

67% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Below London average

Childcare

Childcare

Hillview Nursery School

Not inspected · 41 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

42.5 incidents per 1,000 residents

Better than 69% of London
↑ Rising 3450.0%

from a low base — still below London average

-45% vs borough

Crime by type

Violence & sexual offences24%
Anti-social behaviour23%
Other21%
Vehicle crime14%
Drug offences7%
Burglary6%
Theft3%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 2.5km

Crime is 35% 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£6,161/m²
Price per ft²£572/ft²
Avg floor area95 m²

EPC breakdown

C
2%
D
20%
E
6%

Based on 28 properties · Confidence: medium

Street mix

Semi 85%Terraced 15%

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£237,500
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

1997–2025 · CAGR

+6.3%

Total change

+453%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.1%

per year

Acceleration

+9.26

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £200k–£250k · 33 sales

Property Type Mix

Total: 33 sales

Semi-detached84.8%
Terraced15.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£104k£130k+25.6%1.3
Post-dot-com plateau2001–2004£194k£235k+21.1%2.2
Pre-crash peak2005–2007£250k£330k+32%2
GFC & correction2008–2011£308k£309k+0.3%1.3
Help-to-Buy recovery2013–2016£390k£580k+48.7%1.3
Brexit uncertainty2018–2018£610k£610k+0%1
Pandemic surge2021–2021£580k£580k+0%3
Current market2024–2025£550k£573k+4.1%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.1% alpha

Semi-detached+0.1% α
Local
8.1%
District
8%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
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
Preston Road Underground StationMetropolitan line
6.1 min walk
South Kenton

Nearby stations

Preston Road Underground StationMetropolitan
7 min walk
South Kenton Underground StationBakerloo
7 min walk
South Kenton Rail StationLioness
7 min walk
South KentonNational Rail
7 min walk
Northwick Park Underground StationMetropolitan
15 min walk
No bus stops within 400m

8

Walkability score

26

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

3

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)192
Nearest car park232m
Santander docks (800m)0
Nearest cycle dock6.7 km

Nearby car parks

🅿️
Preston Road Car Park164 spaces· yes
422m

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 AONB25% green spaceTree canopy: 34%
More green space than 80% of London

Nearest SSSI: Bentley Priory SSSI — 5.7 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

3

GPs within 1km

5

Dentists within 1km

3

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

38

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 (527 m)

Nearest supermarketLondis · 1.3 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)

534m

Post office

Nearby shops

Abirami506 m
Costcutter508 m
Apna Superstore511 m
J.R. Stationmarket529 m

Nearby cafes

Boston Peri Peri539 m
Mayas Chai547 m
Costa555 m
Patisserie Romana 2568 m

Nearby restaurants

Nest488 m
Manglik Foods491 m
Kenton Spice493 m
Boston Piri Piri536 m

Nearby pubs

The Windermere527 m
the fléadh555 m
Baron621 m
The Preston673 m

Nearby pharmacies

The Health Pharmacy504 m
Rushtons Pharmacy531 m
Andreas Pharmacy535 m
Andres Pharmacy539 m

Nearby health

Wembley Orthodontic & Aesthetics497 m
VS Dental Care Centre553 m
Food hygiene (5-star)74% of 19

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Registered businesses

A2DC ELECTRICAL SERVICES LTD
CRISTIAN & MONICA LTD
DSS DSS LTD
HSN PREMIUM CARS LTD
K PRIME MAINTENANCE LTD

+6 more

Investment

Investment grade, yield and market outlook

48

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

8/100

Velocity score

Future outlook

37.9

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,487m
Crossrail 2 route12,792m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,601 nationally

1,671

Est. population

12,507/km²

60%

Employed

44%

Degree educated

£46,000

Median income

4.9%

Claimant rate

SuburbanHigh densityEstablished mixed

43

Community stability

Age profile

23%
28%
20%
15%
14%
Under 1823%
18–3428%
35–4920%
50–6415%
65+14%

Tenure

36%
24%
37%
Own outright36%
Own (mortgage)24%
Private rent37%
Social rent3%
Shared ownership0%

Ethnicity

28%
43%
White British12%
White Other28%
Asian43%
Black6%
Mixed3%
Other9%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine17%
No car household22%
Unemployed4%
No qualifications20%

Housing tenure (Census 2021)

Private rent37%
Social rent3%

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)
38
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
95, 95, Grasmere Avenue, Wembley, HA9 8TF1 homes
completed
1 Thirlmere Gardens, Wembley, HA9 8RH1 homes
completed
11 Ambleside Gardens, Wembley, HA9 8TL1 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 8TH

Full postcodeHA9 8TH
Postcode districtHA9
BoroughLondon Borough of Brent
WardPreston
Latitude51.573810
Longitude-0.302268
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