Barnhill · Brent · Brent West constituency · 51.57222, -0.28934

HA9 9RU— Barnhill, Brent

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

The family fortress

 

Schools 100%Safety 80/100Transport 32/100Yield 4.57%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
64
Safety
80
Schools
90
Transport
32
Environment
76
Investment
58

The bottom line

HA9 9RU 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 catches: 56 min to london bridge — above average for this zone and 23 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA9 9RU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-4.0% vs London avg
vs London crime-54.0% vs London avg

Deep-dive guides for HA9 9RU

🛡️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

“The family fortress”

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How HA9 9RU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Preston Park Primary School

Not yet inspected · 9 min walk

KS2: 103.8

★★

Secondary

JFS

Good · Inspected Apr 2022 · 14 min walk

P8: +1.19A8: 64.1

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 46 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

30.0 incidents per 1,000 residents

Better than 79% of London
↑ Rising 1600.0%

from a low base — still below London average

-61% vs borough

Crime by type

Violence & sexual offences31%
Anti-social behaviour18%
Other16%
Burglary12%
Drug offences10%
Vehicle crime8%
Robbery6%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 2.5km

Crime is 54% below London average

Property

Prices, sales volume and market trends

Avg floor area118.5 m²

EPC breakdown

C
4%
D
10%
E
4%

Based on 18 properties · Confidence: medium

Street mix

Semi 77%Terraced 23%

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£296,250
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)
RoofPitched, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,386
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+7.7%

Total change

+645%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.8%

per year

Acceleration

-1.83

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £300k–£350k · 13 sales

Property Type Mix

Total: 13 sales

Semi-detached76.9%
Terraced23.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£96k£133k+38.5%1.3
Post-dot-com plateau2002–2002£245k£245k+0%1
Pre-crash peak2005–2006£310k£320k+3.2%1
GFC & correction2008–2008£436k£436k+0%1
Help-to-Buy recovery2013–2014£420k£525k+25%1
Pandemic surge2021–2021£618k£618k+0%2
Rate-rise correction2023–2023£715k£715k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Preston Road Underground StationMetropolitan line
4.8 min walk
North Wembley

Nearby stations

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

19

Walkability score

10

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

2

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)164
Nearest car park498m
Santander docks (800m)0
Nearest cycle dock5.9 km

Nearby car parks

🅿️
Preston Road Car Park164 spaces· yes
498m

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: 10.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Brent Reservoir SSSI — 3.0 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

BRENT IN REACH GENERAL REHAB BEDS - CLCH

ASTER REHABILITATION UNIT, 177 PRESTON HILL, KENTON, HA3 9UY

8 min walk

6

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

56

Parks (1km)

14

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: the fléadh (359 m)

Nearest supermarketLidl · 1.4 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)

383m

Post office

Nearby shops

Blooms Corner Shop359 m
Zer Food Centre360 m
Halal Meat & Poultry383 m
J.R. Stationmarket385 m

Nearby cafes

Boston Peri Peri383 m
Mayas Chai385 m
Costa389 m
Patisserie Romana 2395 m

Nearby restaurants

Gusto358 m
Shayona361 m
Wings367 m
Shiv Shakti Sweets378 m

Nearby pubs

the fléadh359 m
Baron394 m
Club 182423 m
The Preston490 m

Nearby pharmacies

Andreas Pharmacy383 m
Andres Pharmacy383 m
Rushtons Pharmacy384 m
Paster Pharmacy392 m

Nearby health

VS Dental Care Centre364 m
Food hygiene (5-star)70% of 53

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Registered businesses

GREAT LONDON AUTO LTD
PARTNER AND OUTCOMES LTD
QUARTIS CONSULTING 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 score19/100
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

39.1

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,635m
Crossrail 2 route11,901m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,267 nationally

1,698

Est. population

7,043/km²

56%

Employed

48%

Degree educated

£40,300

Median income

4.8%

Claimant rate

SuburbanHigh densityOwner occupiers / families

49

Community stability

Age profile

24%
22%
21%
17%
16%
Under 1824%
18–3422%
35–4921%
50–6417%
65+16%

Tenure

36%
34%
28%
Own outright36%
Own (mortgage)34%
Private rent28%
Social rent2%
Shared ownership0%

Ethnicity

14%
18%
39%
19%
White British14%
White Other18%
Asian39%
Black8%
Mixed4%
Other19%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine13%
No car household16%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Private rent28%
Social rent2%

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)
68
Largest scheme
92 homes · FORMER ABBEY NATIONAL SPORTS GROUND, FORMER ABBEY NATIONAL SPORTS GROUND, THE MALL, HA3 9UA
Pipeline pressure
NONE

Named schemes (500m)

WEMBLEY LIBERAL SYNAGOGUE & TENNIS COURT, WEMBLEY LIBERAL SYNAGOGUE & TENNIS COURT, Preston Road, Kenton, HA3 0QH26 homes
completed
14 & 14A, 14 & 14A, Uxendon Crescent, Wembley,, HA9 9TN3 homes
completed
28, 28, Uxendon Crescent, Wembley, HA9 9TN2 homes
completed
88, 88, Ravenscroft Avenue, Wembley, HA9 9TG2 homes
completed
64 Ravenscroft Avenue, Wembley, HA9 9TL2 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 9RU

Full postcodeHA9 9RU
Postcode districtHA9
BoroughLondon Borough of Brent
WardBarnhill
Latitude51.572219
Longitude-0.289340
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