Barnhill · Brent · Brent West constituency · 51.56445, -0.27792

HA9 9AB— Barnhill, Brent

Location and area intelligence for HA9 9AB, Barnhill, Brent

 

Schools 100%Safety 50/100Transport 42/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
56
Safety
50
Schools
90
Transport
42
Environment
48
Investment
48

The bottom line

HA9 9AB offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: 70 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

HA9 9AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-6.0% vs London avg
vs London crime+232.0% vs London avg

Deep-dive guides for HA9 9AB

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

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Postcode Personality

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How HA9 9AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Chalkhill Primary School

Good · Inspected Feb 2023 · 7 min walk

KS2: 105.4

—

Secondary

Michaela Community School

Not yet inspected · 3 min walk

P8: +2.57A8: 79.4

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

215.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 306.9%

+179% vs borough

Crime by type

Other31%
Violence & sexual offences19%
Anti-social behaviour13%
Drug offences11%
Theft10%
Robbery8%
Vehicle crime5%
Burglary2%

Stop & search

16.2

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

6

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

3

Incidents (5yr)

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

Crime is +232% above 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£6,024/m²
Price per ft²£560/ft²
Avg floor area51.5 m²

EPC breakdown

C
3%
D
7%
E
8%
F
1%
G
1%

Based on 20 properties · Confidence: medium

Street mix

Terraced 4%Flat 76%Other 20%

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£128,750
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)
RoofFlat, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,735
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+6%

Total change

+355%

Market Activity

Price Velocity & Acceleration

Current Velocity

-36.8%

per year

Acceleration

-142.02

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £175k–£200k · 18 sales

Property Type Mix

Total: 18 sales

Terraced5.6%
Flat/maisonette94.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£66k£66k+0%3
Post-dot-com plateau2002–2003£95k£158k+65.8%3.5
Pre-crash peak2005–2007£184k£166k-9.4%1
Help-to-Buy recovery2013–2015£183k£230k+25.7%1
Brexit uncertainty2017–2017£232k£232k+0%2
Rate-rise correction2022–2022£475k£475k+0%1
Current market2025–2025£300k£300k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.9% alpha

Flat/maisonette-2.9% α
Local
7.2%
District
10.1%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

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
Wembley Park Underground StationJubilee line
2 min walk
Wembley Stadium

Nearby stations

Wembley Park Underground StationJubilee · Metropolitan
2 min walk
Wembley StadiumNational Rail
15 min walk
Preston Road Underground StationMetropolitan
18 min walk
North Wembley Rail StationLioness
23 min walk
North Wembley Underground StationBakerloo
23 min walk
No bus stops within 400m

44

Walkability score

80

Footpaths (500m)

0

Santander docks (800m)

5.0 km

Nearest cycle dock

Central London commute times

London Bridge ★44 min
Victoria47 min ↑
Waterloo47 min ↑
Canary Wharf54 min ↑
City50 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park70m
Santander docks (800m)0
Nearest cycle dock5.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

83%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed431 Mbps
Median download419 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: 34.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 65% of London
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.2 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 37%
Below average green space

Nearest SSSI: Brent Reservoir SSSI — 2.4 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

ELLIS PRACTICE

WELFORD CENTRE, 113 CHALKHILL ROAD, HA9 9FX

1 min walk

66%

Recommend GP

66%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 2.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

15

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketLidl · 424 m
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

1.5km

Post office

Nearby shops

Exotic Convenience404 m
Capital430 m
Bread Ahead554 m
Sainsbury's Local632 m

Nearby cafes

Black Sheep Coffee287 m
Costa379 m
Ecco'la476 m
Starbucks521 m

Nearby restaurants

Subway79 m
Slamburger86 m
Selekt Chicken98 m
Sam's Chicken136 m

Nearby pubs

The Torch70 m
Sports Bar414 m
The Wembley Tavern423 m
Blue Check491 m

Nearby gyms

El Estudio538 m
More Yoga557 m
Wembley Leisure Centre559 m

Nearby pharmacies

Asda185 m

Nearby health

Chalkhill Primary Care Centre106 m
Food hygiene (5-star)78% of 117

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

7 DAY CHEMIIST UK LIMITED
A2C DREAM FACTORY LIMITED
ANAAVRIN LTD
ANDY'S SALON LTD
ART-TS LTD

+10 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 score16/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months1

Rental market

Medium

Demand

Medium

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

45.9

Price growth score

C
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,504m
Crossrail 2 route10,834m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,159 nationally

1,359

Est. population

9,140/km²

55%

Employed

38%

Degree educated

£39,500

Median income

6.9%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

27

Community stability

Age profile

28%
21%
25%
16%
Under 1828%
18–3421%
35–4925%
50–6416%
65+10%

Tenure

37%
47%
Own outright4%
Own (mortgage)7%
Private rent37%
Social rent47%
Shared ownership5%

Ethnicity

21%
29%
24%
White British13%
White Other21%
Asian29%
Black24%
Mixed4%
Other9%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine25%
No car household55%
Unemployed4%
No qualifications22%

Housing tenure (Census 2021)

Social rent47%
Private rent37%

vs. London

Income vs London-6.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Borough approval rate
76%
Opportunity area
Wembley
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
70
Regeneration status
Active
Regeneration investment
£3.5bn
Est. completion
2033

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
796
Largest scheme
743 homes · Land at the Junction of Engineers Way and, First Way, Land at the Junction of Engineers Way and, First Way, Engineers way, Wembley, HA9 0AA
Pipeline pressure
NONE

Named schemes (500m)

10 & 11 Watkin Road, Wembley, HA9 0NL, 10 & 11229 homes
completed
1, 1, Olympic Way, Wembley, HA9 0NP227 homes
completed
Amex House, Amex House, North End Road, HA9 0UU195 homes
completed
Modatrim, Shubette House, 5, Modatrim, Shubette House, 5, Olympic Way, Wembley, HA9 0NS158 homes
completed
1 Olympic Way, Wembley, HA9 0NP119 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
32.1%
Election year
2022
MP
Barry Gardiner (Labour)
MP majority
3,793
Constituency
Brent West

Councillors

Kathleen FraserLabour
Robin JohnsonLabour

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Key facts for HA9 9AB

Full postcodeHA9 9AB
Postcode districtHA9
BoroughLondon Borough of Brent
WardBarnhill
Latitude51.564454
Longitude-0.277916
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