Barnhill · Brent · Brent West constituency · 51.56944, -0.28744

HA9 9QL— Barnhill, Brent

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

 

Schools 100%Safety 71/100Transport 36/100Yield 4.57%⚠ Knotweed sites nearby

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
56
Safety
71
Schools
60
Transport
36
Environment
76
Investment
61

The bottom line

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

The catch: 28 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA9 9QL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.0% vs London avg
vs London crime+31.0% vs London avg

Deep-dive guides for HA9 9QL

🛡️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🌿 Green Lung🔒 Very Safe
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How HA9 9QL 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 · 12 min walk

P8: +2.57A8: 79.4

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 42 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

85.0 incidents per 1,000 residents

Higher crime than 64% of London
↑ Rising 789.5%

+10% vs borough

Crime by type

Anti-social behaviour22%
Violence & sexual offences19%
Other18%
Drug offences13%
Vehicle crime12%
Theft7%
Burglary5%
Robbery4%

Stop & search

1.0

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 2.3km

Crime is +31% above London average

Property

Prices, sales volume and market trends

Avg floor area70.1 m²

EPC breakdown

B
1%
C
18%
D
12%
E
1%

Based on 32 properties · Confidence: high

Street mix

Semi 5%Terraced 3%Flat 92%

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£175,250
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)
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

1996–2020 · CAGR

+7.5%

Total change

+473%

Market Activity

Price Velocity & Acceleration

Current Velocity

+33.3%

per year

Acceleration

+19.17

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £125k–£150k · 39 sales

Property Type Mix

Total: 39 sales

Semi-detached5.1%
Terraced2.6%
Flat/maisonette92.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£60k£108k+80%2.6
Post-dot-com plateau2001–2004£136k£182k+33.7%3.5
Pre-crash peak2005–2007£209k£259k+23.9%1.5
GFC & correction2009–2012£225k£226k+0.4%1.2
Help-to-Buy recovery2014–2014£258k£258k+0%2
Pandemic surge2020–2020£344k£344k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.4% alpha

Flat/maisonette-0.4% α
Local
7.5%
District
7.9%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Preston Road Underground StationMetropolitan line
7.2 min walk
Wembley Stadium

Nearby stations

Preston Road Underground StationMetropolitan
8 min walk
Wembley Park Underground StationJubilee · Metropolitan
11 min walk
North Wembley Rail StationLioness
17 min walk
North Wembley Underground StationBakerloo
17 min walk
South Kenton Underground StationBakerloo
18 min walk
No bus stops within 400m

7

Walkability score

6

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

1

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)164
Nearest car park759m
Santander docks (800m)0
Nearest cycle dock5.7 km

Nearby car parks

🅿️
Preston Road Car Park164 spaces· yes
759m

Connectivity

Broadband and mobile coverage

100%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed483 Mbps
Median download443 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: 10.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Brent Reservoir SSSI — 2.9 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): 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

PRESTON ROAD SURGERY

56 PRESTON ROAD, HA9 8LB

8 min walk

73%

Recommend GP

73%

Overall GP experience

7

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Club 182 (493 m)

Nearest supermarketLidl · 1.0 km
1 tennis courts

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)

614m

Post office

Nearby shops

Food 4 Less509 m
Food 4 Less Butchery511 m
Abby's Food & Wine531 m
Halal Meat & Poultry534 m

Nearby cafes

Parkway Patisserie514 m
kokö dessert537 m
Patisserie Romana 2570 m
Costa583 m

Nearby restaurants

Meera's Xpress484 m
The Blue Oyster503 m
Domino's530 m
2 pl Dragon536 m

Nearby pubs

Club 182493 m
Baron524 m
The Preston538 m
the fléadh616 m

Nearby gyms

Wembley Leisure Centre1.0 km

Nearby pharmacies

Paster Pharmacy525 m
Andres Pharmacy607 m
Andreas Pharmacy616 m
Rushtons Pharmacy627 m

Nearby health

VS Dental Care Centre636 m
Food hygiene (5-star)73% of 11

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

1704 CONSULTANTS LIMITED
6TH LTD
CDMS GROUP UK LTD
DANCE PROPERTY INVESTMENTS LIMITED
DARE PHOTOGRAPHY LIMITED

+5 more

Investment

Investment grade, yield and market outlook

61

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 score13/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

24.4

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,357m
Crossrail 2 route11,656m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,048 nationally

1,987

Est. population

4,300/km²

55%

Employed

41%

Degree educated

£40,300

Median income

7.8%

Claimant rate

SuburbanMedium densityEstablished mixed

35

Community stability

Age profile

23%
22%
23%
14%
17%
Under 1823%
18–3422%
35–4923%
50–6414%
65+17%

Tenure

22%
19%
42%
16%
Own outright22%
Own (mortgage)19%
Private rent42%
Social rent16%
Shared ownership1%

Ethnicity

23%
40%
15%
White British11%
White Other23%
Asian40%
Black9%
Mixed4%
Other15%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine18%
No car household38%
Unemployed4%
No qualifications22%

Housing tenure (Census 2021)

Private rent42%
Social rent16%

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)
28

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
18
Largest scheme
111 homes · Car park,, Car park,, Brook Avenue, Wembley, HA9 8PH
Pipeline pressure
NONE

Named schemes (500m)

CENTURY HOTEL, CENTURY HOTEL, FORTY AVENUE, HA9 8QQ62 homes
completed
120-130, 120-130, THE AVENUE, HA940 homes
completed
108-118, 108-118, THE AVENUE, HA936 homes
completed
Texaco Star Market, Texaco Star Market, Forty Avenue, Elmstead Avenue, Wembley, HA9 8JS34 homes
completed
THE CENTURY TAVERN P.H., THE CENTURY TAVERN P.H., ELMSTEAD AVENUE, HA928 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 9QL

Full postcodeHA9 9QL
Postcode districtHA9
BoroughLondon Borough of Brent
WardBarnhill
Latitude51.569440
Longitude-0.287438
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