Barnhill · Brent · Brent West constituency · 51.56513, -0.27355

HA9 9UR— Barnhill, Brent

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 43/100Yield 4.57%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
57
Safety
74
Schools
90
Transport
43
Environment
47
Investment
65

The bottom line

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

The catch: high noise levels nearby.

Less suited to Car-free commuters.

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Location

HA9 9UR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-6.0% vs London avg
vs London crime+5.0% vs London avg

Deep-dive guides for HA9 9UR

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How HA9 9UR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Chalkhill Primary School

Good · Inspected Feb 2023 · 5 min walk

KS2: 105.4

—

Secondary

Michaela Community School

Not yet inspected · 6 min walk

P8: +2.57A8: 79.4

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

68.5 incidents per 1,000 residents

Higher crime than 52% of London
↑ Rising 433.3%

-11% vs borough

Crime by type

Other25%
Anti-social behaviour18%
Violence & sexual offences17%
Drug offences15%
Vehicle crime13%
Burglary6%
Robbery5%
Theft1%

Stop & search

4.3

per 1,000 residents

→ Stable

trend

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Park Royal Fire Station (G29) · 3.3km

Crime is +5% above London average

Property

Prices, sales volume and market trends

Avg floor area66.7 m²

EPC breakdown

B
6%
C
16%
D
2%

Based on 24 properties · Confidence: medium

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

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£166,750
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 fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,735
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2005–2018 · CAGR

+2.8%

Total change

+43%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.2%

per year

Acceleration

-4.49

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 37 sales

Property Type Mix

Total: 37 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2007£258k£297k+15.3%9.3
GFC & correction2010–2010£231k£231k+0%1
Help-to-Buy recovery2013–2016£250k£375k+50%2
Brexit uncertainty2017–2018£380k£368k-3.2%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.1% alpha

Flat/maisonette-1.1% α
Local
2.4%
District
3.5%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Wembley Park Underground StationJubilee · Metropolitan
6 min walk
Wembley StadiumNational Rail
18 min walk
Preston Road Underground StationMetropolitan
21 min walk
Neasden Underground StationJubilee
26 min walk
North Wembley Rail StationLioness
27 min walk
No bus stops within 400m

26

Walkability score

57

Footpaths (500m)

0

Santander docks (800m)

4.8 km

Nearest cycle dock

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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park140m
Santander docks (800m)0
Nearest cycle dock4.8 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.0 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 52%
Less green space than 79% of London

Nearest SSSI: Brent Reservoir SSSI — 2.0 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

FORTY WILLOWS SURGERY

46 FORTY LANE, HA9 9HA

3 min walk

81%

Recommend GP

81%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

5

Care homes (1km)

Nearest hospital · 2.7 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

21

Parks (1km)

5

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Torch (256 m)

Nearest supermarketUnion Park Grocers · 835 m
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)

1.4km

Post office

Nearby shops

Exotic Convenience696 m
Capital725 m
Bread Ahead759 m
Sainsbury's Local842 m

Nearby cafes

Black Sheep Coffee546 m
Costa593 m
Starbucks709 m
Ecco'la775 m

Nearby restaurants

McDonald's120 m
Sam's Chicken267 m
Subway363 m
Slamburger372 m

Nearby pubs

The Torch256 m
Sports Bar707 m
The Wembley Tavern718 m
Blue Check773 m

Nearby gyms

El Estudio764 m
More Yoga772 m
Wembley Leisure Centre828 m

Nearby pharmacies

Asda131 m

Nearby health

Chalkhill Primary Care Centre260 m
Food hygiene (5-star)75% of 52

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ANI’S CAKES LTD
AUKE LIMITED
SYSTEM CAPITAL PROPERTIES LTD
UNCHYOU.UK LIMITED
UNEEK WHEELS LTD

Investment

Investment grade, yield and market outlook

65

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 score14/100
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

25.1

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,287m
Crossrail 2 route10,582m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,371 nationally

1,635

Est. population

6,058/km²

59%

Employed

44%

Degree educated

£39,500

Median income

9.4%

Claimant rate

Inner cityMedium densitySocially diverse / deprived

35

Community stability

Age profile

27%
22%
25%
14%
Under 1828%
18–3422%
35–4925%
50–6414%
65+11%

Tenure

19%
18%
40%
22%
Own outright20%
Own (mortgage)18%
Private rent40%
Social rent22%
Shared ownership1%
Rent free0%

Ethnicity

17%
35%
18%
13%
White British13%
White Other17%
Asian35%
Black18%
Mixed4%
Other13%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine23%
No car household42%
Unemployed7%
No qualifications19%

Housing tenure (Census 2021)

Private rent40%
Social rent22%

vs. London

Income vs London-6.0%

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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
301
Largest scheme
282 homes · Land to the east of Rutherford Way and the north of Engineers Way (Plot NE03 and Phase 1A of the Northern Park), Wembley
Pipeline pressure
NONE

Named schemes (500m)

PHASE VI, CHALKHILL ESTATE, PHASE VI, CHALKHILL ESTATE, FORTY LANE, CHALKHILL ROAD, HA9244 homes
completed
CHALKHILL SITE, CHALKHILL SITE, BLUEBIRD WALK, HA9220 homes
completed
Chalkhill Health Centre, Chalkhill Health Centre, Chalkhill Road, Wembley, HA9 9BQ42 homes
completed
CHALKHILL ESTATE ZONE 2, EAST OF, CHALKHILL ESTATE ZONE 2, EAST OF, WINSOR CRESCENT, HA916 homes
completed
23 Forty Lane, Wembley, HA9 9EU, 239 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 9UR

Full postcodeHA9 9UR
Postcode districtHA9
BoroughLondon Borough of Brent
WardBarnhill
Latitude51.565127
Longitude-0.273547
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