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HA9 9QJ

The Avenue · Kenton · Brent

HA9 9QJ is in Kenton, Brent — exceptional school provision — 100% Good or Outstanding.

Crime is 92% below the London average.

Nearest tube: Preston Road Underground Station, 2.2 min

Best for:FamiliesOwner-occupiers
74
i
Liveability
99
i
Safety
59
i
Transport
79
i
Environment
62
i
Amenity
78
i
Property
London liveability rankTop 19% in London
OverallGood
For buyersExcellent
InvestmentNeutral
RiskLow
Suburban · High density
Updated 29 May 2026
Compare HA9 9QJ with…
HA9 9QJ
74Liveability
99Safety
59Transport

Deep-dive guides for HA9 9QJ

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

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At a glance

  • 📍HA9 9QJ is in Kenton, Brent — exceptional school provision — 100% Good or Outstanding.
  • 🏠Crime is 92% below the London average.
  • 👤Best for: Families, Owner-occupiers
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Property

Prices, sales volume and market trends

⚠️

Low transaction volume — very few sales recorded. Price figures may not reflect the wider area. Treat with caution.

Avg floor area130.3 m²

EPC breakdown

B
1%
C
1%
D
10%
E
2%
F
2%

Based on 16 properties · Confidence: medium

Street mix

Semi 57%Detached 43%

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£325,750
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
WallsSolid brick, as built, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,386
Price growth potentialLow

Investment

Rental yield, rent and gentrification

49

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent£1,600
Gross yield3.62% (average)
Gentrification score19/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

Low

Price growth potential

Low

New supply risk

Safety

29 May

Crime rates and local incidents

LOW CRIME

5.3 incidents per 1,000 residents

↑ Rising 50.0%

-88% vs borough

Crime by type

Anti-social behaviour2
Violence & sexual offences2
Drug offences1
Other1
Robbery1
Vehicle crime1
Burglary1
Theft0

Road safety

100

Road safety score

0

Accidents (5yr)

Crime is 192% below London average

Transport

1 May

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
🚇
Preston Road Underground StationMetropolitan line
2.2 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
17 min walk
🚂
North WembleyNational Rail
17 min walk
🚌No bus stops within 400m

64

Walkability score

17

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

45 min

London Bridge

53 min

Victoria

43 min

Waterloo ★

51 min

Canary Wharf

47 min

City

Source: TfL Journey Planner (sector-level)

Location

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 · 16 min walk

P8: +0.59A8: 55.6

100% of local schools rated Good or Outstanding

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 48 min walk

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

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Surface waterLOW
Low
Air qualityLOW
NO₂: 31.0 µg/m³ · PM2.5: 10.0 µg/m³
NoiseLOW
none
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 49%

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

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

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

3

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.1 km
A&E 4hr targetNHS target: 95%66.7%

Demographics

22 Apr

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Rank: 17,267 nationally

1,698

Est. population

7,043/km²

56%

Employed

48%

Degree educated

£40,300

Median income

4.1%

Claimant rate

SuburbanHigh densityOwner occupiers / families

49

Community stability

Age profile

Under 1824%
18–3422%
35–4921%
50–6417%
65+16%

Tenure

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

Ethnicity

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 rent 28%Social rent 2%

vs. London

Income vs London-4.0%

Politics

Local councillors and MP

Ward majorityConservative
Ward majority vote18.0%
Election year2022
MPBarry Gardiner (Labour)
MP majority3,793
ConstituencyBrent West

Councillors

Sunita HiraniConservative
Suresh KansagraConservative
Michael David MauriceConservative

Amenities

Shops, restaurants, parks and more

72

Parks (1km)

14

Restaurants (800m)

6

Cafes (800m)

3

Pubs (400m)

4

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

12

Convenience

Nearest supermarketLidl · 1.5 km
1 tennis courts

0

Libraries (1km)

0

Cinemas (2km)

150m

Post office

Nearby shops

Blooms Corner Shop129 m
Zer Food Centre137 m
J.R. Stationmarket147 m
Preston News193 m

Nearby cafes

Boston Peri Peri154 m
Mayas Chai168 m
Costa181 m
Patisserie Romana 2203 m

Nearby restaurants

Shayona122 m
Gusto122 m
Wings133 m
Boston Piri Piri153 m

Nearby pubs

the fléadh120 m
Baron240 m
Club 182310 m
The Preston373 m

Nearby pharmacies

Rushtons Pharmacy148 m
Andreas Pharmacy151 m
Andres Pharmacy157 m
Paster Pharmacy237 m

Nearby health

VS Dental Care Centre127 m
Food hygiene (5-star)74% of 54

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Trusted official data sources

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