Postcode · Wembley

HA9 9LF area guide

Who lives in HA9 9LF, what homes sell for, and how it compares on crime, schools and transport.

Neighbourhood: Forty Lane
Council: Brent
Region: London
Neighbourhood population: 1,660 (2024)

HA9 9LFWembley

At a glance

What HA9 9LF is like

HA9 9LF is a postcode in the Forty Lane area of Brent. Because census and crime data isn’t published for single postcodes, the figures here cover the surrounding neighbourhood of about 1,660 people. 37.3% of households own their home, 39.7% rent privately and 22.4% are in social housing. The largest age group is 40–44, and 56.4% of adults are in work. It ranks among the more deprived parts of England. Higher-harm crime is above the England and Wales average. Homes in HA9 9 sold for a median of £637,500 over the year to August 2026.

Scores

How HA9 9LF compares

Headline figures for HA9 9LF, set against England as a whole.

AffluenceMore

3.0/ 10

More deprived than most. Scored from 1 (most deprived in England) to 10 (least deprived).

CrimeMore

7/ 10

Around the middle: 37.1 higher-harm crimes per 1,000 people a year vs 31.1 nationally.

House pricesMore

£637,500

Median over 40 sales in HA9 9, −9.1% on the year before.

TransportMore

6.0/ 10

Very good: 4 stations within a mile, 22 bus stops within 800m.

SchoolsMore

100%

Rated good or better across 13 inspected schools within 1 mile.

Household incomeMore

£59,558

Average annual income before tax, higher than 66% of neighbourhoods in England and Wales.

What stands out

Worth knowing before you invest

Where HA9 9LF differs most from the national average.

01
A big private rental marketPositive
39.7% of households rent privately, against 20.5% across England. Tenant demand is established here.
02
A student area
12.1% of adults are full-time students, against 7.9% across England. Expect HMO demand and term-time turnover.
03
More deprived than mostLook closer
Scores 3.0 out of 10 on the English Indices of Deprivation 2025 (where 1 is most deprived). Yields can be higher, but check tenant demand street by street.
04
Prices fallingLook closer
The median sale price in HA9 9 is down 9.1% on the year before.
05
Well connectedPositive
4 stations within a mile and 22 bus stops within a ten-minute walk.

Questions

HA9 9LF FAQs

Is HA9 9LF a good place to live?

Deprivation, crime, schools and transport at a glance.

It scores 3.0 out of 10 on the English Indices of Deprivation 2025, where 10 is the least deprived in England. Higher-harm crime runs at 37.1 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 6.0 out of 10 (very good).

How much does a house cost in HA9 9LF?

The median sale price over the last year was £637,500.

Homes in HA9 9 sold for a median of £637,500 across 40 sales in the year to August 2026, −9.1% on the year before. Prices come from HM Land Registry’s record of every residential sale.

Is HA9 9LF safe?

How recorded crime here compares with the national average.

Higher-harm crime (violence, robbery, burglary, vehicle crime and weapons offences) runs at 37.1 offences per 1,000 people a year around HA9 9LF, above the 31.1 average across England and Wales, band 7 of 10.

Who lives in HA9 9LF?

Age, home ownership and housing from the census.

The largest age group is 40–44, at 9.3% of residents. 37.3% of households own their home. The most common property type is purpose-built flat (71.7%).

Which council covers HA9 9LF?

The local authority for HA9 9LF is Brent.

HA9 9LF comes under Brent in London. Council tax, planning applications and bin collections are handled there.

How well connected is HA9 9LF?

Connectivity scores 6.0 out of 10.

There are 22 bus stops within 800m and 4 stations and tram stops within a mile, scoring 6.0 out of 10 (very good). The nearest station is Wembley Park Underground Station, 0.2 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.

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