POSTCODE DECISION REPORT
HA9 8BE postcode decision report
Strong move-check signal
Gigabit availability is strong at 100%. There is no direct flood feature match in the current postcode geometry seam. Nearby planning activity is quiet in the current radius. 24 nearby school rows are available for shortlist follow-up.
Live across price, planning, connectivity, flood, and nearby schools | Sold prices through 31 Mar 2025 · Broadband source year 2024
- Median sold price, last 5 years £493,750Based on 24 sales · Latest sale in data: 31 Mar 2025
- Gigabit availability 100%Ofcom coverage year 2024
- Flood signal No direct matchPostcode geometry summary
- Nearby planning QuietCurrent applications plus recent decisions within the live postcode radius
- Nearby schools 24 matchedSchools are currently surfaced by postcode area for shortlist follow-up
Joined postcode brief
Start with the direct signals below, then move into planning, schools, tools, and learning if this postcode still looks viable.
Median sold price, last 5 years
Strong sampleStrong sample. Based on 24 sales · Latest sale in data: 31 Mar 2025.
Broadband
Strong broadband coverageGigabit availability is 100%, with 100% of premises at at least 300 Mbps and 0% below the Universal Service Obligation.
Flood risk
No direct flood matchThe current postcode summary does not intersect any flood-zone features, so there is no direct flood flag from this seam.
Transport
15 within 400mHA9 8BE links 15 transport stops within 400m and 49 within 800m. 13 local bus or tram access points sit within 400m. The nearest mapped stop is Wembley Stadium (BCT) at about 37m. The nearest rail or metro access point is Wembley Stadium at about 139m.
Local business
227 within 1200mHA9 8BE currently links 227 mapped local businesses within 1200m of the postcode geometry. Top amenity groups include 101 food and drink, 40 grocery, 33 retail. The closest mapped place is Tesco Express at about 170m. The current amenity availability signal scores 100/100.
Jobs
106,342 online job adverts observedBrent sits in London. These are online job adverts for London as a whole, the smallest published geography covering Brent, so the figure describes the region rather than Brent itself. · Jun 2026. Same geography one year earlier: 133,444 online job adverts observed in Jun 2025.
Planning watch
No nearby matchesNo nearby planning rows matched HA9 8BE in the current live coverage yet.
Nearby schools
24 nearby school rows24 nearby school rows matched the postcode area for HA9 8BE. Use the schools flow to compare them in more detail.
Crime
Latest month 7HA9 8BE has approximate contextual crime around the postcode from its parent LSOA seam. Latest month shows 7 recorded crimes, rolling twelve month context shows 149, and violence and sexual offences is the top recorded type. The parent LSOA currently spans 27 postcode rows in this seam.
Median sold price, last 5 years
£493,750
Strong sample. Based on 24 sales · Latest sale in data: 31 Mar 2025.
Local business
This OSM snapshot shows the everyday places currently mapped within walking range of HA9 8BE, so you can judge convenience before deeper street-level checks.
Amenity availability
Convenience score 100/100
Basis: postcode exact. Nearby local-business counts use a 1200m radius from the postcode geometry and list only the closest mapped places.
Amenity group
Food and drink
101 mapped places currently map into this amenity group, led by restaurant (50), fast food (36), cafe (15).
Amenity group
Grocery
40 mapped places currently map into this amenity group, led by convenience (28), butcher (5), supermarket (5).
Amenity group
Retail
33 mapped places currently map into this amenity group, led by clothes (19), mobile phone (8), electronics (3).
Amenity group
Personal services
19 mapped places currently map into this amenity group, led by hairdresser (14), beauty (5).
Closest mapped places
Use this as a first-pass convenience check, then confirm current opening status and fit on the ground before you rely on it.
Grocery
Tesco Express
Convenience at Quadrant Court, 1, Stadium Way, Wembley.
Grocery
Jay's Superstore
Convenience in the current nearby-place seam.
Food and drink
Trio Cafe & Sandwich Bar
Cafe in the current nearby-place seam.
Food and drink
Fayrouz Lounge
Restaurant in the current nearby-place seam.
Food and drink
American Charcoal
Fast Food at 3, Wembley Hill Road, Wembley.
Food and drink
Doppio
Restaurant in the current nearby-place seam.
Nearby schools
Use the postcode snapshot to decide whether this place stays on your shortlist, then carry the same geography into the schools flow for side-by-side comparison.
Primary
Buxlow School
Primary option in HA9 7QJ. Use the schools flow for fuller comparison once you shortlist it.
Primary
Chalkhill Primary School
Primary option in HA9 9YP. Use the schools flow for fuller comparison once you shortlist it.
Primary
Elsley Primary School
Primary option in HA9 6HT. Use the schools flow for fuller comparison once you shortlist it.
School comparison
Compare nearby schools
Open side-by-side school comparison for HA9 8BE before you shortlist homes.
Open school comparisonRecommended tool
Check planning again
Use the planning watch tool if you want a faster postcode scan alongside the flagship planning page.
Open planning watch toolRecommended tool
Check broadband and mobile
Use the broadband and mobile checker to pressure-test everyday connectivity around HA9 8BE.
Open broadband checkerRecommended tool
Check flood risk
Use the flood risk checker before you rule a postcode in or out.
Open flood risk checkerRecommended guide
Read postcode and area guides
Browse practical articles that help you compare postcodes like HA9 8BE with the rest of your move shortlist.
Browse articlesRecommended guide
Use viewing and offer planners
Open planners and templates like the viewing checklist, offer planning sheet, and before you move checklist while you assess HA9 8BE.
Open planners and templatesFollow up action
Ask vetted agents
If this postcode stays on your shortlist, ask BeforeYouMove to review and route your enquiry to vetted partner estate agents covering HA9 8BE.
Next step