Barnhill · Brent · Brent West constituency · 51.56769, -0.26753

NW9 8PP— Barnhill, Brent

Location and area intelligence for NW9 8PP, Barnhill, Brent

The family fortress

 

Schools 100%Safety 79/100Transport 28/100Yield 4.74%

Best for: Families, Owner-occupiers

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

Liveability
57
Safety
79
Schools
90
Transport
28
Environment
76
Investment
55

The bottom line

NW9 8PP 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: high noise levels nearby and 51 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

NW9 8PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-6.0% vs London avg
vs London crime-43.0% vs London avg

Deep-dive guides for NW9 8PP

🛡️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 NW9 8PP 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 · 8 min walk

KS2: 105.4

—

Secondary

Michaela Community School

Not yet inspected · 12 min walk

P8: +2.57A8: 79.4

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 34 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

37.0 incidents per 1,000 residents

Better than 73% of London
↑ Rising 400.0%

from a low base — still below London average

-52% vs borough

Crime by type

Violence & sexual offences38%
Other20%
Vehicle crime11%
Anti-social behaviour9%
Drug offences8%
Burglary8%
Theft3%
Robbery3%

Stop & search

2.3

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Park Royal Fire Station (G29) · 3.6km

Crime is 43% below London average

Property

Prices, sales volume and market trends

Avg floor area189.8 m²

EPC breakdown

B
1%
D
6%
E
2%
F
3%

Based on 12 properties · Confidence: medium

Street mix

Semi 11%Detached 89%

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£474,500
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,820
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2018 · CAGR

+9.1%

Total change

+635%

Market Activity

Price Velocity & Acceleration

Current Velocity

+42.9%

per year

Acceleration

+6.05

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £600k–£700k · 18 sales

Property Type Mix

Total: 18 sales

Detached88.9%
Semi-detached11.1%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£204k£275k+34.8%1.7
Post-dot-com plateau2001–2004£355k£450k+26.8%1
Pre-crash peak2007–2007£815k£815k+0%2
GFC & correction2009–2012£590k£680k+15.3%1
Help-to-Buy recovery2014–2014£768k£768k+0%2
Brexit uncertainty2017–2018£1.05m£1.50m+42.9%2

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+-1.1% alpha

Detached-1.1% α
Local
7.7%
District
8.8%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Wembley Park Underground StationMetropolitan line
10.2 min walk
Wembley Stadium

Nearby stations

Wembley Park Underground StationJubilee · Metropolitan
12 min walk
Wembley StadiumNational Rail
24 min walk
Neasden Underground StationJubilee
24 min walk
Preston Road Underground StationMetropolitan
25 min walk
Kingsbury Underground StationJubilee
26 min walk
No bus stops within 400m

19

Walkability score

15

Footpaths (500m)

0

Santander docks (800m)

4.7 km

Nearest cycle dock

Central London commute times

London Bridge ★51 min
Victoria53 min ↑
Waterloo53 min ↑
Canary Wharf61 min ↑
City58 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park468m
Santander docks (800m)0
Nearest cycle dock4.7 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed485 Mbps
Median download444 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 waterLOW
Low
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: 8.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 40%
More green space than 99% of London

Nearest SSSI: Brent Reservoir SSSI — 1.6 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): 1

Landslide susceptibility: Low

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

THE TUDOR HOUSE MEDICAL CENTRE

1 CHALKHILL ROAD, HA9 9DS

5 min walk

76%

Recommend GP

76%

Overall GP experience

5

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospital · 2.7 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

34

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Torch (740 m)

No restaurants within 800m — nearest: McDonald's (612 m)

Nearest supermarketLidl · 416 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

897m

Post office

Nearby restaurants

McDonald's612 m
Sam's Chicken716 m

Nearby pubs

The Torch740 m
The George752 m

Nearby pharmacies

Asda635 m

Nearby health

Chalkhill Primary Care Centre765 m
Food hygiene (5-star)87% of 23

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Registered businesses

AUBI PROPERTIES LTD
BAYSWATER PROPERTY & MANAGEMENT LIMITED
CESCO U.K. LIMITED
KULSOOM CATERING LTD
LONDON ESTATE U.K. LTD

+4 more

Investment

Investment grade, yield and market outlook

55

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
4.7% (good)London avg: 3.8%Strong yield — top 23% of London
Gentrification score15/100
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

30.8

Price growth score

D
High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,097m
Crossrail 2 route10,318m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,040 nationally

1,759

Est. population

6,315/km²

54%

Employed

47%

Degree educated

£39,500

Median income

3.9%

Claimant rate

SuburbanMedium densityOwner occupiers / families

53

Community stability

Age profile

22%
21%
21%
19%
18%
Under 1822%
18–3421%
35–4921%
50–6419%
65+18%

Tenure

43%
32%
23%
Own outright43%
Own (mortgage)32%
Private rent23%
Social rent2%
Shared ownership0%
Rent free0%

Ethnicity

17%
40%
20%
White British13%
White Other18%
Asian40%
Black6%
Mixed3%
Other20%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine13%
No car household13%
Unemployed4%
No qualifications19%

Housing tenure (Census 2021)

Private rent23%
Social rent2%

vs. London

Income vs London-6.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
16
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
1
Under construction
0
Completed (3yr)
22
Largest scheme
244 homes · PHASE VI, CHALKHILL ESTATE, PHASE VI, CHALKHILL ESTATE, FORTY LANE, CHALKHILL ROAD, HA9
Pipeline pressure
LOW

Named schemes (500m)

1 CHERRYLAND CLOSE, 81, 1 CHERRYLAND CLOSE, 81, DEANSCROFT AVENUE, SALMON STREET (30-34), NW939 homes
completed
Former Blarney Stone, Former Blarney Stone, Blackbird Hill, Old Church lane, NW9 8RR36 homes
completed
1-31 JENNER HOUSE, 1-31 JENNER HOUSE, BUDDINGS CIRCLE, HA915 homes
completed
5 - 7, 5 - 7, Chalkhill Road, Wembley, HA9 9DS13 homes
completed
13, 13, SALMON STREET, NW910 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
32.1%
Election year
2022
MP
Barry Gardiner (Labour)
MP majority
13,047
Constituency
Brent East

Councillors

Kathleen FraserLabour
Robin JohnsonLabour

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Key facts for NW9 8PP

Full postcodeNW9 8PP
Postcode districtNW9
BoroughLondon Borough of Brent
WardBarnhill
Latitude51.567691
Longitude-0.267534
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