Barnhill · Brent · Brent West constituency · 51.56479, -0.27078

HA9 9AS— Barnhill, Brent

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

High-connectivity investment target

 

Schools 100%Safety 50/100Transport 40/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Strong schools, limited transport — ideal for car-owning families

Liveability
50
Safety
50
Schools
90
Transport
40
Environment
47
Investment
48

The bottom line

HA9 9AS offers exceptional schools (100% Good/Outstanding) and fast broadband — a strong choice for Most buyers.

Less suited to Families.

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Location

HA9 9AS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for HA9 9AS

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

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“High-connectivity investment target”

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How HA9 9AS 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 · 4 min walk

KS2: 105.4

—

Secondary

Michaela Community School

Not yet inspected · 8 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 · 31 min walk

2 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Park Royal Fire Station (G29) · 3.3km

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£4,658/m²
Price per ft²£433/ft²
Avg floor area41.8 m²

EPC breakdown

C
15%
D
8%

Based on 23 properties · Confidence: medium

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£104,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,735
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Distribution

P25: £175k–£200k · P75: £175k–£200k · 1 sales

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2025–2025£198k£198k+0%1

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Wembley Park Underground StationJubilee line
7.4 min walk
Wembley Stadium

Nearby stations

Wembley Park Underground StationJubilee · Metropolitan
8 min walk
Wembley StadiumNational Rail
19 min walk
Preston Road Underground StationMetropolitan
23 min walk
Neasden Underground StationJubilee
24 min walk
Wembley Central Rail StationSouthern · Lioness
28 min walk
No bus stops within 400m

22

Walkability score

48

Footpaths (500m)

0

Santander docks (800m)

4.7 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park292m
Santander docks (800m)0
Nearest cycle dock4.7 km

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: 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: 8.8 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 16%
Less green space than 90% of London

Nearest SSSI: Brent Reservoir SSSI — 1.9 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

FORTY WILLOWS SURGERY

46 FORTY LANE, HA9 9HA

1 min walk

81%

Recommend GP

81%

Overall GP experience

5

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospital · 2.9 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Torch (447 m)

Nearest supermarketLidl · 474 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

1.3km

Post office

Nearby shops

Bread Ahead862 m

Nearby cafes

Black Sheep Coffee693 m
Costa712 m
Starbucks807 m
Mileto Caffè821 m

Nearby restaurants

McDonald's313 m
Sam's Chicken463 m
Subway534 m
Slamburger544 m

Nearby pubs

The Torch447 m

Nearby gyms

More Yoga880 m

Nearby pharmacies

Asda312 m

Nearby health

Chalkhill Primary Care Centre424 m
Food hygiene (5-star)89% of 27

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

A

High street health

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 score12/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months1

Rental market

High

Demand

Low

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

31.5

Price growth score

D
High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,105m
Crossrail 2 route10,391m

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

Inner cityHigh 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)
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
1
Under construction
0
Completed (3yr)
14
Largest scheme
244 homes · PHASE VI, CHALKHILL ESTATE, PHASE VI, CHALKHILL ESTATE, FORTY LANE, CHALKHILL ROAD, HA9
Pipeline pressure
LOW

Named schemes (500m)

PHASE VI, CHALKHILL ESTATE, PHASE VI, CHALKHILL ESTATE, FORTY LANE, CHALKHILL ROAD, HA9244 homes
completed
CHALKHILL SITE, CHALKHILL SITE, BLUEBIRD WALK, HA9220 homes
completed
PHASE V, CHALKHILL ESTATE, PHASE V, CHALKHILL ESTATE, CHALKHILL ROAD, SAXON ROAD, HA982 homes
completed
PHASE IV, CHALKHILL ESTATE, PHASE IV, CHALKHILL ESTATE, SAXON ROAD, HA967 homes
completed
1-31 JENNER HOUSE, 1-31 JENNER HOUSE, BUDDINGS CIRCLE, HA915 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 9AS

Full postcodeHA9 9AS
Postcode districtHA9
BoroughLondon Borough of Brent
WardBarnhill
Latitude51.564789
Longitude-0.270776
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