Postcode · London

NW9 8EL area guide

Who lives in NW9 8EL, what homes sell for, and how it compares on crime, schools and transport.

Neighbourhood: Forty Lane
Council: Brent
Region: London
Neighbourhood population: 1,696 (2024)

NW9 8ELLondon

At a glance

What NW9 8EL is like

NW9 8EL 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 1,696 people. 75.1% of households own their home, 22.8% rent privately and 1.8% are in social housing. The largest age group is 45–49, and 52.3% of adults are in work. On deprivation, it sits near the middle of the scale for England. Higher-harm crime is below the England and Wales average. Homes in NW9 8 sold for a median of £495,000 over the year to August 2026.

Scores

How NW9 8EL compares

Headline figures for NW9 8EL, set against England as a whole.

AffluenceMore

6.0/ 10

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

CrimeMore

6/ 10

Around the middle: 26.5 higher-harm crimes per 1,000 people a year vs 31.1 nationally.

House pricesMore

£495,000

Median over 32 sales in NW9 8, −10% on the year before.

TransportMore

6.0/ 10

Very good: 2 stations within a mile, 18 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 NW9 8EL differs most from the national average.

01
Prices fallingLook closer
The median sale price in NW9 8 is down 10% on the year before.
02
Well connectedPositive
2 stations within a mile and 18 bus stops within a ten-minute walk.
03
Well-rated schoolsPositive
100% of the inspected schools nearby are rated good or better.
04
Mostly owner-occupied
75.1% of households own their home, against 61.3% across England.

Questions

NW9 8EL FAQs

Is NW9 8EL a good place to live?

Deprivation, crime, schools and transport at a glance.

It scores 6.0 out of 10 on the English Indices of Deprivation 2025, where 10 is the least deprived in England. Higher-harm crime runs at 26.5 per 1,000 people a year, band 6 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 NW9 8EL?

The median sale price over the last year was £495,000.

Homes in NW9 8 sold for a median of £495,000 across 32 sales in the year to August 2026, −10% on the year before. Prices come from HM Land Registry’s record of every residential sale.

Is NW9 8EL safe?

How recorded crime here compares with the national average.

Higher-harm crime (violence, robbery, burglary, vehicle crime and weapons offences) runs at 26.5 offences per 1,000 people a year around NW9 8EL, below the 31.1 average across England and Wales, band 6 of 10.

Who lives in NW9 8EL?

Age, home ownership and housing from the census.

The largest age group is 45–49, at 7.4% of residents. 75.1% of households own their home. The most common property type is semi-detached (46.7%).

Which council covers NW9 8EL?

The local authority for NW9 8EL is Brent.

NW9 8EL comes under Brent in London. Council tax, planning applications and bin collections are handled there.

How well connected is NW9 8EL?

Connectivity scores 6.0 out of 10.

There are 18 bus stops within 800m and 2 stations and tram stops within a mile, scoring 6.0 out of 10 (very good). The nearest station is Wembley Park Underground Station, 0.6 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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