Postcode · Wembley

HA9 8RB area guide

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

Neighbourhood: Preston Park & East Lane
Council: Brent
Region: London
Neighbourhood population: 1,766 (2024)

HA9 8RBWembley

At a glance

What HA9 8RB is like

HA9 8RB is a postcode in the Preston Park & East Lane area of Brent. Because census and crime data isn’t published for single postcodes, the figures here cover the surrounding neighbourhood of about 1,766 people. 61.9% of households own their home, 34.6% rent privately and 2.4% are in social housing. The largest age group is 20–24, and 57% of adults are in work. On deprivation, it sits near the middle of the scale for England. Higher-harm crime is well below 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 8RB compares

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

AffluenceMore

5.0/ 10

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

CrimeMore

5/ 10

Around the middle: 20.9 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

8.5/ 10

Excellent: 13 stations within a mile, 9 bus stops within 800m.

SchoolsMore

92%

Rated good or better across 12 inspected schools within 1 mile.

Household incomeMore

£66,145

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

What stands out

Worth knowing before you invest

Where HA9 8RB differs most from the national average.

01
A big private rental marketPositive
34.6% of households rent privately, against 20.5% across England. Tenant demand is established here.
02
A student area
13.5% of adults are full-time students, against 7.9% across England. Expect HMO demand and term-time turnover.
03
A young populationPositive
27.6% of residents are aged 20 to 34 (the peak renting age), against 19.6% across England.
04
Well connectedPositive
13 stations within a mile and 9 bus stops within a ten-minute walk.
05
Well-rated schoolsPositive
92% of the inspected schools nearby are rated good or better.

Questions

HA9 8RB FAQs

Is HA9 8RB a good place to live?

Deprivation, crime, schools and transport at a glance.

It scores 5.0 out of 10 on the English Indices of Deprivation 2025, where 10 is the least deprived in England. Higher-harm crime runs at 20.9 per 1,000 people a year, band 5 of 10 nationally. 92% of the inspected schools nearby are rated good or better. Transport connectivity scores 8.5 out of 10 (excellent).

How much does a house cost in HA9 8RB?

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.

Is HA9 8RB safe?

How recorded crime here compares with the national average.

Higher-harm crime (violence, robbery, burglary, vehicle crime and weapons offences) runs at 20.9 offences per 1,000 people a year around HA9 8RB, well below the 31.1 average across England and Wales, band 5 of 10.

Who lives in HA9 8RB?

Age, home ownership and housing from the census.

The largest age group is 20–24, at 10.6% of residents. 61.9% of households own their home. The most common property type is semi-detached (76.5%).

Which council covers HA9 8RB?

The local authority for HA9 8RB is Brent.

HA9 8RB comes under Brent in London. Council tax, planning applications and bin collections are handled there.

How well connected is HA9 8RB?

Connectivity scores 8.5 out of 10.

There are 9 bus stops within 800m and 13 stations and tram stops within a mile, scoring 8.5 out of 10 (excellent). The nearest station is South Kenton Station, 56 yards 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.

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