Barnhill · Brent · Brent West constituency · 51.56434, -0.26908

HA9 9AY— Barnhill, Brent

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

High-connectivity investment target

 

Schools 100%Safety 69/100Transport 35/100Yield 4.57%

Best for: Families

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

Liveability
50
Safety
69
Schools
90
Transport
35
Environment
48
Investment
57

The bottom line

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

The catch: 51 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA9 9AY

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+59.0% vs London avg

Deep-dive guides for HA9 9AY

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How HA9 9AY 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 · 3 min walk

KS2: 105.4

—

Secondary

Michaela Community School

Not yet inspected · 9 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

2 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

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 area87.9 m²

EPC breakdown

B
1%
C
11%
D
5%

Based on 17 properties · Confidence: medium

Street mix

Semi 13%Flat 88%

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£219,750
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, filled cavity
Roof(another dwelling above)
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

1995–2015 · CAGR

+8.7%

Total change

+433%

Market Activity

Price Velocity & Acceleration

Current Velocity

+35.8%

per year

Acceleration

+45.11

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £50k–£75k · 8 sales

Property Type Mix

Total: 8 sales

Semi-detached12.5%
Flat/maisonette87.5%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£52k£77k+48.1%1
Post-dot-com plateau2001–2001£130k£130k+0%2
GFC & correction2008–2011£225k£204k-9.3%1
Help-to-Buy recovery2015–2015£277k£277k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
8.6 min walk
Wembley Stadium

Nearby stations

Wembley Park Underground StationJubilee · Metropolitan
9 min walk
Wembley StadiumNational Rail
20 min walk
Neasden Underground StationJubilee
22 min walk
Preston Road Underground StationMetropolitan
25 min walk
Stonebridge Park Rail StationLioness
29 min walk
No bus stops within 400m

21

Walkability score

19

Footpaths (500m)

0

Santander docks (800m)

4.6 km

Nearest cycle dock

Central London commute times

London Bridge ★51 min
Victoria53 min ↑
Waterloo53 min ↑
Canary Wharf61 min ↑
City58 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)

0

EV chargers (800m)

Nearest car park399m
Santander docks (800m)0
Nearest cycle dock4.6 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: 8.7 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 55%
Below average green space

Nearest SSSI: Brent Reservoir SSSI — 1.8 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): 1

Landslide susceptibility: Low

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

2 min walk

81%

Recommend GP

81%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 2.9 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

24

Parks (1km)

1

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 (569 m)

Nearest supermarketLidl · 358 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 cafes

Black Sheep Coffee784 m
Costa788 m
Mileto Caffè844 m

Nearby restaurants

McDonald's437 m
Sam's Chicken589 m
Subway643 m
Slamburger653 m

Nearby pubs

The Torch569 m

Nearby pharmacies

Asda430 m

Nearby health

Chalkhill Primary Care Centre531 m
Food hygiene (5-star)84% of 31

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Registered businesses

ITERHOM LTD
PACTA GLOBAL LTD

Investment

Investment grade, yield and market outlook

57

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 score11/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

13.6

Price growth score

E
High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,979m
Crossrail 2 route10,263m

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

Inner cityHigh 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)
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)
21
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 CHERRYLAND CLOSE, 81, 1 CHERRYLAND CLOSE, 81, DEANSCROFT AVENUE, SALMON STREET (30-34), NW939 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 9AY

Full postcodeHA9 9AY
Postcode districtHA9
BoroughLondon Borough of Brent
WardBarnhill
Latitude51.564341
Longitude-0.269076
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