Barnhill · Brent · Brent West constituency · 51.56399, -0.27307

HA9 9UW— Barnhill, Brent

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

High-connectivity investment target

 

Schools 100%Safety 50/100Transport 43/100~5% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
52
Safety
50
Schools
90
Transport
43
Environment
47
Investment
53

The bottom line

HA9 9UW offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

HA9 9UW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.0% vs London avg
vs London crime+232.0% vs London avg

Deep-dive guides for HA9 9UW

🛡️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

“High-connectivity investment target”

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How HA9 9UW 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 · 3 min walk

KS2: 105.4

—

Secondary

Michaela Community School

Not yet inspected · 5 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 · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

215.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 306.9%

+179% vs borough

Crime by type

Other31%
Violence & sexual offences19%
Anti-social behaviour13%
Drug offences11%
Theft10%
Robbery8%
Vehicle crime5%
Burglary2%

Stop & search

16.2

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Park Royal Fire Station (G29) · 3.2km

Crime is +232% 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£5,329/m²
Price per ft²£495/ft²
Avg floor area55.9 m²

EPC breakdown

C
11%
D
4%

Based on 15 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£139,750
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

2004–2025 · CAGR

+2.8%

Total change

+78%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.1%

per year

Acceleration

+14.34

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £150k–£175k · 36 sales

Property Type Mix

Total: 36 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£169k£169k+0%16
Pre-crash peak2005–2007£230k£235k+2.2%4
GFC & correction2008–2010£245k£225k-8.2%1.5
Help-to-Buy recovery2013–2015£235k£270k+14.9%1
Current market2025–2025£300k£300k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.1% alpha

Flat/maisonette-1.1% α
Local
2.8%
District
3.9%

CAGR over 21yr 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 3

Moderate

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

Nearby stations

Wembley Park Underground StationJubilee · Metropolitan
5 min walk
Wembley StadiumNational Rail
17 min walk
Preston Road Underground StationMetropolitan
22 min walk
Neasden Underground StationJubilee
24 min walk
Wembley Central Rail StationSouthern · Lioness
26 min walk
No bus stops within 400m

29

Walkability score

53

Footpaths (500m)

0

Santander docks (800m)

4.7 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 park126m
Santander docks (800m)0
Nearest cycle dock4.7 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 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: 8.9 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 79% of London

Nearest SSSI: Brent Reservoir SSSI — 2.1 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

4

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

23

Parks (1km)

5

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Torch (306 m)

Nearest supermarketUnion Park Grocers · 724 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 Convenience675 m
Bread Ahead684 m
Capital706 m
Sainsbury's Local767 m

Nearby cafes

Black Sheep Coffee511 m
Costa531 m
Starbucks631 m
Mileto Caffè673 m

Nearby restaurants

McDonald's193 m
Sam's Chicken346 m
Subway364 m
Slamburger373 m

Nearby pubs

The Torch306 m
Sports Bar686 m
The Wembley Tavern698 m
Blue Check741 m

Nearby gyms

El Estudio699 m
More Yoga701 m
Wembley Leisure Centre784 m

Nearby pharmacies

Asda168 m

Nearby health

Chalkhill Primary Care Centre252 m
Food hygiene (5-star)76% of 55

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

SIMONA HAIR STYLE LTD

Investment

Investment grade, yield and market outlook

53

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 months2

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

17/100

Velocity score

Future outlook

34.9

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,191m
Crossrail 2 route10,503m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,159 nationally

1,359

Est. population

9,140/km²

55%

Employed

38%

Degree educated

£39,500

Median income

6.9%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

27

Community stability

Age profile

28%
21%
25%
16%
Under 1828%
18–3421%
35–4925%
50–6416%
65+10%

Tenure

37%
47%
Own outright4%
Own (mortgage)7%
Private rent37%
Social rent47%
Shared ownership5%

Ethnicity

21%
29%
24%
White British13%
White Other21%
Asian29%
Black24%
Mixed4%
Other9%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine25%
No car household55%
Unemployed4%
No qualifications22%

Housing tenure (Census 2021)

Social rent47%
Private rent37%

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)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
788
Largest scheme
743 homes · Land at the Junction of Engineers Way and, First Way, Land at the Junction of Engineers Way and, First Way, Engineers way, Wembley, HA9 0AA
Pipeline pressure
NONE

Named schemes (500m)

PHASE VI, CHALKHILL ESTATE, PHASE VI, CHALKHILL ESTATE, FORTY LANE, CHALKHILL ROAD, HA9244 homes
completed
10 & 11 Watkin Road, Wembley, HA9 0NL, 10 & 11229 homes
completed
CHALKHILL SITE, CHALKHILL SITE, BLUEBIRD WALK, HA9220 homes
completed
Amex House, Amex House, North End Road, HA9 0UU195 homes
completed
PHASE V, CHALKHILL ESTATE, PHASE V, CHALKHILL ESTATE, CHALKHILL ROAD, SAXON ROAD, HA982 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 9UW

Full postcodeHA9 9UW
Postcode districtHA9
BoroughLondon Borough of Brent
WardBarnhill
Latitude51.563987
Longitude-0.273071
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