Barnhill · Brent · Brent West constituency · 51.56510, -0.26850

HA9 9EG— Barnhill, Brent

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

 

Schools 100%Safety 69/100Transport 30/100Yield 4.57%

Best for: Families

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

Liveability
49
Safety
69
Schools
90
Transport
30
Environment
48
Investment
52

The bottom line

HA9 9EG 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 9EG

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 9EG

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

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How HA9 9EG 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 · 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 · 31 min walk

3 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

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

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

Crime is +59% above London average

Property

Prices, sales volume and market trends

Avg floor area188.2 m²

EPC breakdown

D
5%
G
1%

Based on 6 properties · Confidence: low

Street mix

Semi 83%Detached 17%

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£470,500
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, no 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

2000–2016 · CAGR

+10%

Total change

+360%

Market Activity

Price Velocity & Acceleration

Current Velocity

+265.1%

per year

Acceleration

+265.08

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £300k–£350k · 6 sales

Property Type Mix

Total: 6 sales

Detached16.7%
Semi-detached83.3%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£250k£250k+0%1
Post-dot-com plateau2002–2002£435k£435k+0%1
Pre-crash peak2006–2006£329k£329k+0%1
GFC & correction2010–2012£315k£315k+0%1
Help-to-Buy recovery2016–2016£1.15m£1.15m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
9.3 min walk
Wembley Stadium

Nearby stations

Wembley Park Underground StationJubilee · Metropolitan
10 min walk
Wembley StadiumNational Rail
21 min walk
Neasden Underground StationJubilee
22 min walk
Preston Road Underground StationMetropolitan
25 min walk
Kingsbury Underground StationJubilee
29 min walk
No bus stops within 400m

22

Walkability score

18

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 park367m
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 AONB7% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Brent Reservoir SSSI — 1.7 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

THE TUDOR HOUSE MEDICAL CENTRE

1 CHALKHILL ROAD, HA9 9DS

2 min walk

76%

Recommend GP

76%

Overall GP experience

4

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 3.0 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

28

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 (605 m)

Nearest supermarketLidl · 319 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 Caffè935 m

Nearby restaurants

McDonald's470 m
Sam's Chicken614 m
Subway696 m
Slamburger705 m

Nearby pubs

The Torch605 m
The George1.0 km

Nearby pharmacies

Asda472 m

Nearby health

Chalkhill Primary Care Centre585 m
Food hygiene (5-star)83% of 23

Business

Local businesses registered here

Active businesses
21
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
15
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Registered businesses

AEROINSIGHTS CONSULTING LIMITED
ALAN BEST CONTRACTS LIMITED
ART JEWELLERS LIMITED
ASIANSBURY LIMITED
CONSULTING GLOBAL LTD

+15 more

Investment

Investment grade, yield and market outlook

52

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 score11/100
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

11.3

Price growth score

E
High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,992m
Crossrail 2 route10,259m

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)
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 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
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

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 9EG

Full postcodeHA9 9EG
Postcode districtHA9
BoroughLondon Borough of Brent
WardBarnhill
Latitude51.565097
Longitude-0.268499
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