Kenton · Brent · Brent West constituency · 51.57206, -0.29281

HA9 9TW— Kenton, Brent

Location and area intelligence for HA9 9TW, Kenton, Brent

 

Schools 100%Safety 71/100Transport 41/100~5% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
61
Safety
71
Schools
60
Transport
41
Environment
76
Investment
49

The bottom line

HA9 9TW 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: 17 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA9 9TW

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 9TW

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

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How HA9 9TW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Preston Park Primary School

Not yet inspected · 6 min walk

KS2: 103.8

—

Secondary

Claremont High School

Not yet inspected · Inspected Mar 2025 · 17 min walk

P8: +0.59A8: 55.6

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 · 48 min walk

3 primaries · 0 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

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 2.4km

Crime is +31% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£4,903/m²
Price per ft²£456/ft²
Avg floor area161.1 m²

EPC breakdown

B
1%
C
5%
D
6%
E
1%

Based on 13 properties · Confidence: medium

Street mix

Semi 68%Detached 32%

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£402,750
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, 100 mm loft insulation
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

1995–2025 · CAGR

+6.5%

Total change

+553%

Market Activity

Price Velocity & Acceleration

Current Velocity

-45.5%

per year

Acceleration

-181.82

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £400k–£450k · 22 sales

Property Type Mix

Total: 22 sales

Detached31.8%
Semi-detached68.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£109k£205k+88.9%2
Pre-crash peak2006–2007£443k£408k-7.9%2
GFC & correction2008–2012£414k£420k+1.6%1
Help-to-Buy recovery2014–2015£765k£550k-28.1%1.5
Brexit uncertainty2017–2017£1.30m£1.30m+0%1
Current market2025–2025£709k£709k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.1% alpha

Semi-detached-0.1% α
Local
5.5%
District
5.6%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

65out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing6
Trend Position100

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
1.9 min walk
North Wembley

Nearby stations

Preston Road Underground StationMetropolitan
2 min walk
South Kenton Underground StationBakerloo
14 min walk
South Kenton Rail StationLioness
14 min walk
North Wembley Rail StationLioness
16 min walk
North WembleyNational Rail
16 min walk
No bus stops within 400m

28

Walkability score

15

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★45 min
Victoria47 min ↑
Waterloo47 min ↑
Canary Wharf55 min ↑
City52 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)

1

EV chargers (800m)

Total spaces (800m)192
Nearest car park287m
Santander docks (800m)0
Nearest cycle dock6.1 km

Nearby car parks

🅿️
Preston Road Car Park164 spaces· yes
287m

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: 10.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 25%
More green space than 99% of London

Nearest SSSI: Brent Reservoir SSSI — 3.2 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

PES@OPTICALISE OPTICIANS, NWL

241-243 PRESTON ROAD, HA3 0PS

2 min walk

6

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

71

Parks (1km)

14

Restaurants (800m)

6

Cafes (800m)

5

Pubs (400m)

4

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

12

Convenience

Nearest supermarketLidl · 1.5 km
1 tennis courts

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

148m

Post office

Nearby shops

Zer Food Centre121 m
Blooms Corner Shop124 m
Halal Meat & Poultry158 m
J.R. Stationmarket160 m

Nearby cafes

Mayas Chai144 m
Boston Peri Peri146 m
Costa148 m
Patisserie Romana 2159 m

Nearby restaurants

Gusto134 m
Preston Kebab House146 m
Boston Piri Piri148 m
Fancy Chicken 'n' Pizza151 m

Nearby pubs

the fléadh143 m
Baron179 m
Club 182242 m
The Preston307 m

Nearby pharmacies

Andres Pharmacy146 m
Andreas Pharmacy150 m
Rushtons Pharmacy156 m
Paster Pharmacy176 m

Nearby health

VS Dental Care Centre166 m
Food hygiene (5-star)71% of 55

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

IIC RAIL LIMITED
LUCA BUILDING SOLUTIONS LTD
LUCA BUILDINGS SERVICES LIMITED
PEVC CONSULTING LTD
RUDAV LIMITED

+1 more

Investment

Investment grade, yield and market outlook

49

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 score17/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months1

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

8/100

Velocity score

Future outlook

42.3

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,828m
Crossrail 2 route12,114m

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)
17

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
63
Largest scheme
53 homes · 44-48, 44-48, OXENPARK AVENUE, HA9
Pipeline pressure
NONE

Named schemes (500m)

44-48, 44-48, OXENPARK AVENUE, HA953 homes
completed
2A, Preston Waye and 283, 285 & 287 Preston Road, Harrow, HA3, 235 homes
completed
WEMBLEY LIBERAL SYNAGOGUE & TENNIS COURT, WEMBLEY LIBERAL SYNAGOGUE & TENNIS COURT, Preston Road, Kenton, HA3 0QH26 homes
completed
128-134, 128-134, PRESTON ROAD, HA921 homes
completed
Preston Library, Carlton Avenue East, Wembley, HA9 8PL, Preston Library12 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
18.0%
Election year
2022
MP
Barry Gardiner (Labour)
MP majority
3,793
Constituency
Brent West

Councillors

Sunita HiraniConservative
Suresh KansagraConservative
Michael David MauriceConservative

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Key facts for HA9 9TW

Full postcodeHA9 9TW
Postcode districtHA9
BoroughLondon Borough of Brent
WardKenton
Latitude51.572063
Longitude-0.292809
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