Barnhill · Brent · Brent West constituency · 51.56205, -0.26782

HA9 9DQ— Barnhill, Brent

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

 

Schools 100%Safety 73/100Transport 29/100Yield 4.57%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
49
Safety
73
Schools
90
Transport
29
Environment
48
Investment
56

The bottom line

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

The catches: 51 min to london bridge — above average for this zone and 42 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA9 9DQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.0% vs London avg
vs London crime+15.0% vs London avg

Deep-dive guides for HA9 9DQ

🛡️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 9DQ 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 · 2 min walk

KS2: 105.4

—

Secondary

Michaela Community School

Not yet inspected · 10 min walk

P8: +2.57A8: 79.4

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

75.0 incidents per 1,000 residents

Higher crime than 57% of London
↑ Rising 479.2%

-3% vs borough

Crime by type

Violence & sexual offences27%
Other26%
Anti-social behaviour24%
Drug offences6%
Vehicle crime6%
Theft4%
Burglary4%
Robbery2%

Stop & search

6.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Park Royal Fire Station (G29) · 2.9km

Crime is +15% above London average

Property

Prices, sales volume and market trends

Avg floor area63.1 m²

EPC breakdown

C
11%
D
7%
E
1%

Based on 19 properties · Confidence: medium

Street mix

Flat 100%

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£157,750
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
WallsTimber frame, as built, partial 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 Trajectory

2004–2021 · CAGR

+3.3%

Total change

+74%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.7%

per year

Acceleration

-101.14

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £300k–£350k · 4 sales

Property Type Mix

Total: 4 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£173k£173k+0%1
GFC & correction2011–2011£168k£168k+0%1
Brexit uncertainty2019–2019£325k£325k+0%1
Pandemic surge2021–2021£300k£300k+0%1

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

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Wembley Park Underground StationJubilee line
9.6 min walk
Wembley Stadium

Nearby stations

Wembley Park Underground StationJubilee · Metropolitan
10 min walk
Wembley StadiumNational Rail
19 min walk
Neasden Underground StationJubilee
19 min walk
Stonebridge Park Rail StationLioness
26 min walk
Stonebridge Park Underground StationBakerloo
26 min walk
No bus stops within 400m

19

Walkability score

11

Footpaths (500m)

0

Santander docks (800m)

4.4 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 park407m
Santander docks (800m)0
Nearest cycle dock4.4 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: 8.5 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 22%
Below average green space

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): 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

THE TUDOR HOUSE MEDICAL CENTRE

1 CHALKHILL ROAD, HA9 9DS

4 min walk

76%

Recommend GP

76%

Overall GP experience

4

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 2.9 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Torch (726 m)

No restaurants within 800m — nearest: McDonald's (615 m)

Nearest supermarketLidl · 399 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)

1.2km

Post office

Nearby cafes

Mileto Caffè729 m

Nearby restaurants

McDonald's615 m
Subway753 m
Slamburger760 m
Selekt Chicken762 m

Nearby pubs

The Torch726 m

Nearby pharmacies

Asda591 m

Nearby health

Chalkhill Primary Care Centre648 m
Food hygiene (5-star)82% of 28

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

IN & OUT CAR WASH LIMITED
RAM PLUMBING & HEATING LTD

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

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

10.2

Price growth score

E
High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,768m
Crossrail 2 route10,085m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,583 nationally

1,852

Est. population

19,244/km²

54%

Employed

32%

Degree educated

£39,500

Median income

12.1%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

34

Community stability

Age profile

30%
22%
21%
18%
Under 1830%
18–3422%
35–4921%
50–6418%
65+10%

Tenure

13%
13%
34%
39%
Own outright13%
Own (mortgage)13%
Private rent34%
Social rent39%
Shared ownership1%
Rent free0%

Ethnicity

18%
24%
32%
13%
White British8%
White Other18%
Asian24%
Black32%
Mixed5%
Other13%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine23%
No car household48%
Unemployed7%
No qualifications25%

Housing tenure (Census 2021)

Social rent39%
Private rent34%

vs. London

Income vs London-6.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
42

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 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
1 & 2 Barnhill Cottages, 1 & 2 Barnhill Cottages, Barnhill Road, Wembley, HA9 9BU15 homes
completed
5 - 7, 5 - 7, Chalkhill Road, Wembley, HA9 9DS13 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 9DQ

Full postcodeHA9 9DQ
Postcode districtHA9
BoroughLondon Borough of Brent
WardBarnhill
Latitude51.562048
Longitude-0.267821
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