Barnhill · Brent · Brent West constituency · 51.56785, -0.28562

HA9 9RH— Barnhill, Brent

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

 

Schools 100%Safety 71/100Transport 38/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
56
Safety
71
Schools
60
Transport
38
Environment
49
Investment
48

The bottom line

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

The catch: 23 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA9 9RH

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 9RH

🛡️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 9RH 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 · 11 min walk

KS2: 107.8

—

Secondary

Michaela Community School

Not yet inspected · 9 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 · 39 min walk

1 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

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

Crime is +31% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

HA9 district median

£420,000

Based on 292 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£4,426/m²
Price per ft²£411/ft²
Avg floor area61.8 m²

EPC breakdown

B
12%
C
20%
D
1%

Based on 33 properties · Confidence: high

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£154,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2003-2006
WallsCavity wall, as built, insulated (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

2003–2024 · CAGR

+1.4%

Total change

+34%

Market Activity

Price Velocity & Acceleration

Current Velocity

-21.7%

per year

Acceleration

-29.55

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 51 sales

Property Type Mix

Total: 51 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2004£202k£232k+15%10
Pre-crash peak2005–2007£224k£235k+4.9%2.3
GFC & correction2008–2012£238k£235k-1.3%2
Help-to-Buy recovery2013–2016£220k£332k+50.7%2
Brexit uncertainty2017–2019£250k£315k+26%1.3
Pandemic surge2020–2021£345k£288k-16.5%1
Rate-rise correction2022–2023£320k£345k+7.8%1.5
Current market2024–2024£270k£270k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.2% alpha

Flat/maisonette-2.2% α
Local
2.5%
District
4.7%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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
5.7 min walk
Wembley Stadium

Nearby stations

Wembley Park Underground StationJubilee · Metropolitan
9 min walk
Preston Road Underground StationMetropolitan
10 min walk
North Wembley Rail StationLioness
18 min walk
North Wembley Underground StationBakerloo
18 min walk
Wembley StadiumNational Rail
19 min walk
No bus stops within 400m

13

Walkability score

0

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park628m
Santander docks (800m)0
Nearest cycle dock5.5 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 9.9 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 43%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 2.8 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

7 min walk

73%

Recommend GP

73%

Overall GP experience

7

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

51

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Club 182 (664 m)

Nearest supermarketLidl · 809 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

0

Libraries (1km)

1

Cinemas (2km)

820m

Post office

Nearby shops

Capital677 m
Exotic Convenience684 m
Food 4 Less684 m
Food 4 Less Butchery687 m

Nearby cafes

Ecco'la669 m
Parkway Patisserie694 m
kokö dessert715 m
Black Sheep Coffee748 m

Nearby restaurants

Sam's Chicken627 m
Meera's Xpress640 m
The Blue Oyster675 m
Slamburger675 m

Nearby pubs

Club 182664 m
The Torch668 m
The Wembley Tavern678 m
Sports Bar682 m

Nearby gyms

Wembley Leisure Centre840 m
El Estudio938 m
More Yoga972 m

Nearby pharmacies

Paster Pharmacy712 m
Peace Pharmacy760 m
Asda803 m
Andres Pharmacy811 m

Nearby health

Chalkhill Primary Care Centre761 m
VS Dental Care Centre849 m
Food hygiene (5-star)79% of 34

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

EXPIDUS LTD
JNC CARPENTRY & JOINERY LTD
NEXUS SECURITY GLOBAL LTD
RISAALTO LTD
WAIZ CONTRACTORS LIMITED

Investment

Investment grade, yield and market outlook

48

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 score14/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

42.7

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,157m
Crossrail 2 route11,471m

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)
23

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
28
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 9RH

Full postcodeHA9 9RH
Postcode districtHA9
BoroughLondon Borough of Brent
WardBarnhill
Latitude51.567849
Longitude-0.285622
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