Barnhill · Brent · Brent West constituency · 51.57098, -0.28118

HA9 9NP— Barnhill, Brent

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

 

Schools 100%Safety 74/100Transport 30/100Yield 4.57%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
58
Safety
74
Schools
60
Transport
30
Environment
76
Investment
58

The bottom line

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

The catch: 56 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA9 9NP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.0% vs London avg
vs London crime+1.0% vs London avg

Deep-dive guides for HA9 9NP

🛡️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 9NP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Sinai Jewish Primary School

Not yet inspected · Inspected Nov 2024 · 12 min walk

KS2: 107.0

—

Secondary

Michaela Community School

Not yet inspected · 12 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 · 42 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

65.8 incidents per 1,000 residents

Higher crime than 51% of London
↑ Rising 455.0%

-15% vs borough

Crime by type

Drug offences27%
Violence & sexual offences20%
Anti-social behaviour16%
Burglary14%
Other14%
Vehicle crime6%
Theft2%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 2.7km

Crime is +1% above London average

Property

Prices, sales volume and market trends

Avg floor area106.8 m²

EPC breakdown

D
7%
E
1%

Based on 8 properties · Confidence: low

Street mix

Semi 79%Terraced 21%

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£267,000
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 FAnnual charge £2,820
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2013 · CAGR

+6.7%

Total change

+221%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

-18.06

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 14 sales

Property Type Mix

Total: 14 sales

Semi-detached78.6%
Terraced21.4%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£133k£208k+56.8%1.5
Post-dot-com plateau2001–2004£190k£395k+107.9%1
Pre-crash peak2006–2007£400k£433k+8.2%1
GFC & correction2009–2010£360k£425k+18.1%1
Help-to-Buy recovery2013–2013£425k£425k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-1.7% alpha

Semi-detached-1.7% α
Local
16.5%
District
18.2%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position100

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 StationMetropolitan line
6.9 min walk
Wembley Stadium

Nearby stations

Wembley Park Underground StationJubilee · Metropolitan
11 min walk
Preston Road Underground StationMetropolitan
12 min walk
Kingsbury Underground StationJubilee
19 min walk
North Wembley Rail StationLioness
23 min walk
North Wembley Underground StationBakerloo
23 min walk
No bus stops within 400m

10

Walkability score

27

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★56 min
Victoria59 min ↑
Waterloo58 min ↑
Canary Wharf66 min ↑
City64 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park613m
Santander docks (800m)0
Nearest cycle dock5.5 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: 9.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Brent Reservoir SSSI — 2.4 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

11 min walk

67%

Recommend GP

67%

Overall GP experience

5

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 2.2 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

1

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 (728 m)

Nearest supermarketLidl · 1.1 km

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)

964m

Post office

Nearby shops

Exotic Convenience995 m
Capital1.0 km

Nearby cafes

Black Sheep Coffee984 m
Ecco'la1.0 km
Costa1.1 km

Nearby restaurants

Sam's Chicken654 m
McDonald's777 m
Subway824 m
Slamburger826 m

Nearby pubs

The Torch728 m
Sports Bar998 m
The Wembley Tavern999 m
Blue Check1.1 km

Nearby gyms

Wembley Leisure Centre1.2 km

Nearby pharmacies

Asda817 m

Nearby health

Chalkhill Primary Care Centre849 m
Food hygiene (5-star)86% of 14

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Registered businesses

GLOBAL REACH CONSULTING AND RECRUITMENT LTD
MESSENGER MAGAZINE CIC
PHARMA BEAUTICALS LIMITED
YBJK CONSTRUCTION LTD

Investment

Investment grade, yield and market outlook

58

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

31.1

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,085m
Crossrail 2 route11,329m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,864 nationally

1,688

Est. population

6,232/km²

56%

Employed

52%

Degree educated

£40,300

Median income

6.2%

Claimant rate

SuburbanMedium densityOwner occupiers / families

50

Community stability

Age profile

22%
23%
20%
20%
16%
Under 1822%
18–3423%
35–4920%
50–6420%
65+16%

Tenure

38%
31%
28%
Own outright38%
Own (mortgage)31%
Private rent28%
Social rent3%
Shared ownership0%

Ethnicity

21%
34%
19%
White British13%
White Other21%
Asian34%
Black9%
Mixed4%
Other19%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine11%
No car household16%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent28%
Social rent3%

vs. London

Income vs London-4.0%

Planning

Conservation areas and development

Conservation area
Yes
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
13
Largest scheme
111 homes · Car park,, Car park,, Brook Avenue, Wembley, HA9 8PH
Pipeline pressure
NONE

Named schemes (500m)

19-24 INC, Lawns Court, The Avenue, Wembley, HA9 9PN, Lawns Court7 homes
completed
Lawns Court, Lawns Court, The Avenue, HA9 9PN4 homes
completed
61 & 61A, 61 & 61A, Beverley Gardens, HA9 9RB2 homes
completed
90, 90, Beverley Gardens, HA9 9RA2 homes
completed
88, 88, Beverley Gardens, HA9 9RA2 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 9NP

Full postcodeHA9 9NP
Postcode districtHA9
BoroughLondon Borough of Brent
WardBarnhill
Latitude51.570976
Longitude-0.281176
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