PropertyEngine Logo
Postcode sector · Wembley

HA9 8 area guide

Who lives in HA9 8, what homes sell for, and how it compares on crime, schools and transport.

Council
Brent
Region
London
Population
33,057 (2024)
At a glance

What HA9 8 is like

The HA9 8 postcode sector in Brent covers 215 live postcodes and is home to about 33,057 people in 8,702 households. 39.4% of households own their home, 44.6% rent privately and 14% are in social housing. The largest age group is 25–29, and 57% of adults are in work. On deprivation, it sits near the middle of the scale for England. Higher-harm crime is broadly in line with the England and Wales average. Homes in HA9 8 sold for a median of £520,000 over the year to August 2026.

Scores

How HA9 8 compares

Headline figures for HA9 8, set against England as a whole.

AffluenceMore
4.4/ 10

Around the middle. Scored from 1 (most deprived in England) to 10 (least deprived).

CrimeMore
7/ 10

Around the middle: 34.7 higher-harm crimes per 1,000 people a year vs 31.1 nationally.

House pricesMore
£520,000

Median over 59 sales in HA9 8, +2% on the year before.

TransportMore
10.0/ 10

Excellent: 15 stations within a mile, 37 bus stops within 800m.

SchoolsMore
100%

Rated good or better across 7 inspected schools in HA9 8.

Household incomeMore
£66,115

Average annual income before tax, higher than 78% of neighbourhoods in England and Wales.

What stands out

Worth knowing before you invest

Where HA9 8 differs most from the national average.

  1. 01
    A big private rental marketPositive

    44.6% of households rent privately, against 20.5% across England. Tenant demand is established here.

  2. 02
    A student area

    15.1% of adults are full-time students, against 7.9% across England. Expect HMO demand and term-time turnover.

  3. 03
    A young populationPositive

    29.5% of residents are aged 20 to 34 (the peak renting age), against 19.6% across England.

  4. 04
    Well connectedPositive

    15 stations within a mile and 37 bus stops within a ten-minute walk.

  5. 05
    Well-rated schoolsPositive

    100% of the inspected schools nearby are rated good or better.

Questions

HA9 8 FAQs

01
Is HA9 8 a good place to live?

Deprivation, crime, schools and transport at a glance.

It scores 4.4 out of 10 on the English Indices of Deprivation 2025, where 10 is the least deprived in England. Higher-harm crime runs at 34.7 per 1,000 people a year, band 7 of 10 nationally. 100% of the inspected schools nearby are rated good or better. Transport connectivity scores 10.0 out of 10 (excellent).
02
How much does a house cost in HA9 8?

The median sale price over the last year was £520,000.

Homes in HA9 8 sold for a median of £520,000 across 59 sales in the year to August 2026, +2% on the year before. Prices come from HM Land Registry’s record of every residential sale.
03
Is HA9 8 safe?

How recorded crime here compares with the national average.

Higher-harm crime (violence, robbery, burglary, vehicle crime and weapons offences) runs at 34.7 offences per 1,000 people a year around HA9 8, broadly in line with the 31.1 average across England and Wales, band 7 of 10.
04
Who lives in HA9 8?

Age, home ownership and housing from the census.

The largest age group is 25–29, at 10.4% of residents. 39.4% of households own their home. The most common property type is purpose-built flat (45.3%).
05
Which council covers HA9 8?

The local authority for HA9 8 is Brent.

HA9 8 comes under Brent in London. Council tax, planning applications and bin collections are handled there.
06
How well connected is HA9 8?

Connectivity scores 10.0 out of 10.

There are 37 bus stops within 800m and 15 stations and tram stops within a mile, scoring 10.0 out of 10 (excellent). The nearest station is Preston Road Station, 0.4 miles away.

Sources: Census 2021 (ONS); ONS mid-year population estimates; police recorded crime; the English, Welsh and Scottish indices of deprivation; ONS small area income estimates; ONS private rents; DfE, Welsh and Scottish school registers and Ofsted; DfT NaPTAN; ORR estimates of station usage; HM Land Registry Price Paid Data. Contains public sector information licensed under the Open Government Licence v3.0. Contains OS data © Crown copyright and database right.

Explore

Look up another area

Postcodes in this sector

Show all 215 postcodes