Barnhill · Brent · Brent West constituency · 51.56333, -0.27637

HA9 9AN— Barnhill, Brent

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

 

Schools 100%Safety 69/100Transport 41/100Yield 4.57%⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
58
Safety
69
Schools
90
Transport
41
Environment
48
Investment
56

The bottom line

HA9 9AN offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 80 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA9 9AN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.0% vs London avg
vs London crime+59.0% vs London avg

Deep-dive guides for HA9 9AN

🛡️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🔒 Very Safe
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How HA9 9AN 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 · 5 min walk

KS2: 105.4

—

Secondary

Michaela Community School

Not yet inspected · 2 min walk

P8: +2.57A8: 79.4

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

103.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 300.0%

+34% vs borough

Crime by type

Violence & sexual offences26%
Anti-social behaviour23%
Other20%
Drug offences12%
Vehicle crime8%
Theft5%
Burglary4%
Robbery2%

Stop & search

12.1

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: Park Royal Fire Station (G29) · 3.2km

Crime is +59% above London average

Property

Prices, sales volume and market trends

Avg floor area121.6 m²

EPC breakdown

C
6%
D
7%
E
1%

Based on 14 properties · Confidence: medium

Street mix

Semi 31%Terraced 15%Flat 39%Other 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

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£304,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, limited insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,952
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2024 · CAGR

+10.4%

Total change

+972%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.1%

per year

Acceleration

-105.92

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £600k–£700k · 11 sales

Property Type Mix

Total: 11 sales

Semi-detached36.4%
Terraced18.2%
Flat/maisonette45.5%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£63k£63k+0%2
Post-dot-com plateau2001–2004£180k£250k+38.9%1
Pre-crash peak2007–2007£150k£150k+0%1
GFC & correction2010–2010£240k£240k+0%1
Help-to-Buy recovery2016–2016£311k£311k+0%1
Rate-rise correction2022–2022£650k£650k+0%1
Current market2024–2024£670k£670k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position40

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
2.4 min walk
Wembley Stadium

Nearby stations

Wembley Park Underground StationJubilee · Metropolitan
3 min walk
Wembley StadiumNational Rail
15 min walk
Preston Road Underground StationMetropolitan
20 min walk
Wembley Central Rail StationLioness · Southern
23 min walk
Wembley Central Underground StationBakerloo
23 min walk
No bus stops within 400m

43

Walkability score

96

Footpaths (500m)

0

Santander docks (800m)

4.9 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 park140m
Santander docks (800m)0
Nearest cycle dock4.9 km

Connectivity

Broadband and mobile coverage

93%

Full fibre

79%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed438 Mbps
Median download436 Mbps
Superfast coverage93%
All operators 5G96%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 34.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 65% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.1 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 13%
Below average green space

Nearest SSSI: Brent Reservoir SSSI — 2.3 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 · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

15

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 472 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)

1.6km

Post office

Nearby shops

Exotic Convenience435 m
Capital465 m
Bread Ahead483 m
Sainsbury's Local566 m

Nearby cafes

Black Sheep Coffee273 m
Costa314 m
Starbucks437 m
Ecco'la518 m

Nearby restaurants

Subway143 m
Slamburger151 m
Selekt Chicken153 m
McDonald's204 m

Nearby pubs

The Torch185 m
Sports Bar446 m
The Wembley Tavern458 m
Blue Check503 m

Nearby gyms

El Estudio485 m
More Yoga494 m
Wembley Leisure Centre551 m

Nearby pharmacies

Asda163 m

Nearby health

Chalkhill Primary Care Centre64 m
Food hygiene (5-star)79% of 124

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

56

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

24

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,347m
Crossrail 2 route10,688m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,207 nationally

1,660

Est. population

9,464/km²

52%

Employed

35%

Degree educated

£39,500

Median income

10.8%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

36

Community stability

Age profile

24%
23%
19%
20%
14%
Under 1824%
18–3424%
35–4919%
50–6420%
65+14%

Tenure

22%
57%
Own outright8%
Own (mortgage)10%
Private rent22%
Social rent57%
Shared ownership1%
Rent free1%

Ethnicity

14%
26%
40%
White British8%
White Other14%
Asian26%
Black40%
Mixed4%
Other8%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine22%
No car household42%
Unemployed8%
No qualifications24%

Housing tenure (Census 2021)

Social rent57%
Private rent22%

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
No
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
80

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
789
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)

Land to the east of Rutherford Way (Plot NE02 and Phase 1B of the Northern Park), Wembley487 homes
completed
Land to the east of Rutherford Way and the north of Engineers Way (Plot NE03 and Phase 1A of the Northern Park), Wembley282 homes
completed
PHASE VI, CHALKHILL ESTATE, PHASE VI, CHALKHILL ESTATE, FORTY LANE, CHALKHILL ROAD, HA9244 homes
completed
10 & 11 Watkin Road, Wembley, HA9 0NL, 10 & 11229 homes
completed
1, 1, Olympic Way, Wembley, HA9 0NP227 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 9AN

Full postcodeHA9 9AN
Postcode districtHA9
BoroughLondon Borough of Brent
WardBarnhill
Latitude51.563334
Longitude-0.276371
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