Barnhill · Brent · Brent West constituency · 51.56675, -0.28301

HA9 9PD— Barnhill, Brent

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

 

Schools 100%Safety 74/100Transport 41/100Yield 4.57%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
63
Safety
74
Schools
60
Transport
41
Environment
49
Investment
58

The bottom line

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

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA9 9PD

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 9PD

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

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Postcode Personality

🎓 School Smart🔒 Very Safe
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How HA9 9PD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Wembley Primary School

Not yet inspected · Inspected Nov 2024 · 12 min walk

KS2: 107.8

—

Secondary

Michaela Community School

Not yet inspected · 7 min walk

P8: +2.57A8: 79.4

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 37 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 2.2km

Crime is +1% above London average

Property

Prices, sales volume and market trends

Avg floor area77.4 m²

EPC breakdown

B
1%
C
4%
D
5%
E
1%

Based on 11 properties · Confidence: medium

Street mix

Terraced 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£193,500
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
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
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

2002–2022 · CAGR

+5.4%

Total change

+186%

Market Activity

Price Velocity & Acceleration

Current Velocity

+49.1%

per year

Acceleration

+28.49

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £100k–£125k · 8 sales

Property Type Mix

Total: 8 sales

Terraced12.5%
Flat/maisonette87.5%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£119k£119k+0%2
Pre-crash peak2006–2006£189k£189k+0%3
Help-to-Buy recovery2014–2014£228k£228k+0%2
Rate-rise correction2022–2022£340k£340k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.8% alpha

Flat/maisonette-1.8% α
Local
2.4%
District
4.2%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Wembley Park Underground StationJubilee · Metropolitan
6 min walk
Preston Road Underground StationMetropolitan
13 min walk
Wembley StadiumNational Rail
17 min walk
North Wembley Rail StationLioness
19 min walk
North Wembley Underground StationBakerloo
19 min walk
No bus stops within 400m

22

Walkability score

1

Footpaths (500m)

0

Santander docks (800m)

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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park444m
Santander docks (800m)0
Nearest cycle dock5.3 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 waterMEDIUM
Medium
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: 9.7 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 2.6 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

WEMBLEY PARK MEDICAL CENTRE

2 HUMPHRY REPTON LANE, HA9 0GL

9 min walk

63%

Recommend GP

63%

Overall GP experience

7

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 2.4 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

36

Parks (1km)

10

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Torch (450 m)

Nearest supermarketLidl · 636 m
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

1.0km

Post office

Nearby shops

Exotic Convenience524 m
Capital525 m
Bread Ahead814 m
Sainsbury's Local867 m

Nearby cafes

Ecco'la532 m
Black Sheep Coffee555 m
Costa677 m
Starbucks810 m

Nearby restaurants

Sam's Chicken415 m
Slamburger460 m
Subway464 m
Selekt Chicken465 m

Nearby pubs

The Torch450 m
The Wembley Tavern524 m
Sports Bar525 m
Blue Check609 m

Nearby gyms

Wembley Leisure Centre696 m
El Estudio769 m
More Yoga802 m

Nearby pharmacies

Asda587 m
Peace Pharmacy803 m

Nearby health

Chalkhill Primary Care Centre542 m
Food hygiene (5-star)78% of 96

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

SRND CREATIVE LIMITED

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 score18/100
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

41.2

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,938m
Crossrail 2 route11,257m

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
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)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
33
Largest scheme
475 homes · Palace of Arts and Industry, Palace of Arts and Industry, Engineers Way, Wembley, HA9
Pipeline pressure
NONE

Named schemes (500m)

Car park,, Car park,, Brook Avenue, Wembley, HA9 8PH111 homes
completed
CENTURY HOTEL, CENTURY HOTEL, FORTY AVENUE, HA9 8QQ62 homes
completed
32-34, 32-34, Brook Avenue, Wembley, HA9 8PH44 homes
completed
120-130, 120-130, THE AVENUE, HA940 homes
completed
108-118, 108-118, THE AVENUE, HA936 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 9PD

Full postcodeHA9 9PD
Postcode districtHA9
BoroughLondon Borough of Brent
WardBarnhill
Latitude51.566749
Longitude-0.283009
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