Where to Buy Property Investments in Brent: Yields of 5.7%
Brent is a London borough in north-west London where the top gross rental yield sits at 5.7% in NW9 (Kingsbury, Colindale), with asking prices starting from £442,702. The borough's average sold price of £552,414 is 90% above the England average of £290,437 and almost exactly level with the London regional average of £554,422. Between the 2011 and 2021 censuses, Brent's population grew by 9.19% to 339,816 residents.
Eleven postcodes cover the borough, and six of them share territory with neighbouring local authorities. HA0, HA1, HA3, HA7, HA8 and HA9 overlap with Harrow. NW2 straddles the border with Barnet. NW6 crosses into Camden. W9 extends into Westminster. NW9 reaches into Barnet. This matters for investors because PropertyData figures for shared postcodes reflect the entire postcode district, not just the Brent portion. The data tables below cover all 11 postcodes, with the shared-boundary context noted where it affects the numbers.
Brent is a London borough in the north-west of the capital, covering 43 square kilometres. The borough stretches from Kilburn and Queen's Park in the south-east to Kenton and Kingsbury in the north, with Wembley Stadium at its centre. Neighbouring boroughs include Harrow to the north-west, Barnet to the north-east, Camden to the east, and Ealing to the south. For investors searching for buy-to-let property in outer London, Brent sits at a price point where the Wembley regeneration pipeline and the borough's transport links intersect.
Article updated: April 2026
Brent Buy-to-Let Market Overview 2026
Brent's property market spans from affordable flats in NW9 to premium stock in W9, with gross yields between 4.0% and 5.7% and a major regeneration programme reshaping Wembley Park.
- Average sold price: £552,414 (90% above England's £290,437)
- Asking price range: £440,722 (HA1) to £742,136 (W9)
- Rental yields: 4.0% (NW6) to 5.7% (NW9) across 11 postcodes with rental data
- Rental income: Monthly rents from £1,703 (HA1) to £2,529 (W9)
- Price per sq ft: House prices from £528/sq ft (HA8) to £928/sq ft (W9)
- Market activity: Sales ranging from 20 per month (HA0) to 43 per month (NW10)
- Deposit requirements: 30% deposits range from £132,217 (HA1) to £222,641 (W9)
- Affordability ratios: Property prices from 11.0 to 18.6 times Brent's median annual salary of £39,944
Contents
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by Robert Jones, Founder of Property Investments UK
With two decades in UK property, Rob has been investing in buy-to-let since 2005, and uses property data to develop tools for property market analysis.
Property Data Sources
Our location guide relies on diverse, authoritative datasets including:
- HM Land Registry UK House Price Index
- Ministry of Housing, Communities and Local Government
- Ordnance Survey Data Hub
- Propertydata.co.uk
We update our property data quarterly to ensure accuracy. Last update: April 2026. All data is presented as provided by our sources without adjustments or amendments.
Why Invest in Brent?
Brent recorded a population of 339,816 in the 2021 Census, up 9.19% from 311,215 in 2011. That growth of 28,601 residents reflects sustained rental demand across the borough, driven by Brent's position on two Underground lines and a major regeneration programme around Wembley Stadium. The borough's ONS code is E09000005.
The Bakerloo line runs through eight Brent stations from Queen's Park in the south to Kenton in the north. The Jubilee line adds six stations from Kilburn to Kingsbury, while Wembley Park station is served by both the Jubilee and Metropolitan lines. The Piccadilly line reaches Brent at Alperton. London Overground services connect through Willesden Junction (an interchange between the Bakerloo, Lioness and Mildmay lines), Brondesbury, Brondesbury Park and Kensal Rise. This density of rail connections puts much of the borough within 20-30 minutes of central London.
Median gross weekly earnings for Brent residents stand at £768.20, equivalent to £39,944 per year. This is below the London regional median of £892.60 per week but above the Great Britain median of £752.40 per week. The employment rate is 72.2% and the unemployment rate is 10.0%.
Brent Economic Summary
- Population: 339,816 (2021 Census). Growth of 9.19% from 2011.
- Median annual salary: £39,944 (local), £46,414 (London), £39,125 (Great Britain)
- Employment rate: 72.2%
- Unemployment rate: 10.0%
- Key transport links: Bakerloo line, Jubilee line, Metropolitan line, Piccadilly line (Alperton), London Overground (Lioness and Mildmay lines)
Source: ONS Census 2021, Nomis Labour Market Profile (ASHE 2025)
Healthcare in Brent is provided by London North West University Healthcare NHS Trust, which manages Northwick Park Hospital on Watford Road (in Brent, near the Harrow border) and Central Middlesex Hospital on Acton Lane (on the Brent-Ealing border). The College of North West London operates further education campuses at Willesden and Wembley Park.
Regeneration and Investment in Brent
Brent's regeneration pipeline is concentrated around Wembley, with additional programmes in South Kilburn and Staples Corner. The borough has been designated a London Plan Opportunity Area with a target of 15,000 new homes and 10,000 new jobs.
- Wembley Park (under construction, 8,500 homes consented): Quintain's 85-acre mixed-use development around Wembley Stadium has consent for 8,500 homes, with around 6,000 delivered to date. Over £2.8bn has been invested and the completed scheme will be the UK's largest single-site Build-to-Rent development. Updates at Brent Council Wembley Growth Area.
- South Kilburn (multi-phase, 2,400 new homes): An award-winning community-led regeneration programme replacing post-war housing with 2,400 new homes, community spaces and health facilities. Completed phases include Unity Place and the North West Quarter, with a single delivery partner due from June 2025. Updates at Brent Council South Kilburn.
- Staples Corner (masterplan approved November 2024, 2,200+ homes): A 43-hectare masterplan by 5th Studio and RCKa has been approved for at least 2,200 new homes alongside commercial space and improved transport links, anchored by the new Brent Cross West Thameslink station. Updates at Brent Council Staples Corner.
Brent Property Market Analysis
When was the last house price crash in Brent?
Brent's average property price has risen from £76,880 in January 1995 to £552,414 in January 2026, a total increase of 619%. That three-decade trajectory includes one major correction and several distinct growth cycles. Brent is a London borough so all sold property prices from HM Land Registry are available at the local authority level.
1995 to 2007: The Long Boom. Prices started at £76,880 and climbed steadily through the late 1990s and into the 2000s, reaching a pre-crash peak of £326,003 in September 2007. That twelve-year run delivered growth of 324%.
2007 to 2009: The Financial Crisis. From the September 2007 peak of £326,003, prices fell to a trough of £279,000 in July 2009. That is a decline of 14.4%. The worst annual change reading was -14.0% in July 2009. England's national average declined by 18.2% from peak to trough during the same period. Brent's 14.4% decline was shallower than the national figure.
2009 to 2013: Stagnation and Early Recovery. After the July 2009 trough, prices drifted between £279,000 and £330,000 for two years. Brent first recovered its pre-crash peak in September 2011, when prices reached £330,567. That recovery took approximately two years from the trough.
Post-Recovery Growth and the Current Cycle
2014 to 2016: The Acceleration. Prices surged through the mid-2010s as London's property market outperformed the rest of England. By January 2016, Brent's average had reached £506,211, more than double the September 2007 peak.
2017 to 2019: Plateau. Growth slowed as stamp duty surcharges on buy-to-let purchases and Brexit uncertainty weighed on London. Prices held broadly flat in the £510,000 to £540,000 range.
2020 to 2022: Pandemic Surge. The stamp duty holiday and the shift towards working from home pushed prices to an all-time high of £599,334 in September 2022.
2023 to present: Rate Shock and Correction. Higher mortgage rates from late 2022 brought prices down from the September 2022 peak. January 2026 data shows £552,414, with a year-on-year change of -2.7%. Flats have been hit hardest at -4.4% annually, while semi-detached houses are down just -0.3%.
Long-term growth summary:
- 5 years (2021-2026): 1.7% growth (£543,205 to £552,414)
- 10 years (2016-2026): 9.1% growth (£506,211 to £552,414)
- 15 years (2011-2026): 75.2% growth (£315,354 to £552,414)
- 20 years (2006-2026): 106.8% growth (£267,130 to £552,414)
- 30 years (1996-2026): 603.7% growth (£78,497 to £552,414)
The five-year figure of 1.7% is the standout. For most of the last three decades, Brent delivered strong double-digit growth over any five-year window. The current reading reflects the post-2022 correction that has pulled London prices back from their pandemic highs. Brent's all-time high of £599,334 was set in September 2022, and the borough is currently trading 7.8% below that level.
Source: HM Land Registry House Price Index for Brent, January 1995 to January 2026.
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View Property DealsSold House Prices in Brent
The average sold price across all property types in Brent is £552,414, which is £261,977 (90%) above the England average of £290,437. That premium is almost entirely driven by the London location. Brent's average is within £2,000 of the London-wide figure of £554,422, placing the borough in the middle of the capital's price range. Investors looking at houses for sale in Brent will find asking prices and sold prices that vary significantly by property type and postcode.
| Property Type | Brent Average | England Average | Difference |
|---|---|---|---|
| Detached houses | £1,326,789 | £468,546 | +£858,243 (+183%) |
| Semi-detached houses | £835,258 | £288,046 | +£547,212 (+190%) |
| Terraced houses | £702,484 | £243,580 | +£458,904 (+188%) |
| Flats and maisonettes | £385,785 | £218,449 | +£167,336 (+77%) |
| All property types | £552,414 | £290,437 | +£261,977 (+90%) |
Detached houses in Brent average £1,326,789, a 183% premium over the England figure of £468,546. These are concentrated in the HA postcodes (Wembley, Kenton, Stanmore) where the housing stock includes larger family homes on wider plots. Detached properties make up a small fraction of Brent's market, which means a few high-value sales can pull this average upward.
Semi-detached houses at £835,258 carry the largest percentage premium over England at 190%. The inter-war semi-detached stock across Wembley, Kingsbury and Kenton is Brent's most characteristic housing type. These properties command strong family demand and are large enough for conversion to HMOs where licensing allows.
Terraced houses at £702,484 sit 188% above the England average. Victorian and Edwardian terraces dominate the NW postcodes (Willesden, Kilburn, Cricklewood), where proximity to central London pushes values higher despite smaller plot sizes.
Flats and maisonettes at £385,785 show the narrowest premium at 77%. This is the property type most accessible to buy-to-let investors in Brent, and flats account for a large share of the new-build pipeline coming through the Wembley Park regeneration. The -4.4% annual change for flats (the steepest decline of any property type) reflects both the rate-shock adjustment and the volume of new-build stock entering the market.
Property Data Sources
Our location guide relies on diverse, authoritative datasets including:
- HM Land Registry UK House Price Index
- Ministry of Housing, Communities and Local Government
- Ordnance Survey Data Hub
- Propertydata.co.uk
We update our property data quarterly to ensure accuracy. Last update: April 2026. All data is presented as provided by our sources without adjustments or amendments.
Price Per Square Foot in Brent
Price per square foot strips out the effect of property size and gives a cleaner comparison of land value between areas. Sold prices per square foot across Brent's 11 postcodes range from £528 in HA8 (Edgware) to £928 in W9 (Maida Vale). The gap between HA8 and W9 is £400 per square foot, a 76% premium for the inner London fringe of Brent over its outer suburbs.
| Rank | Area | Price per sq ft |
|---|---|---|
| 1 | HA8 (Edgware) | £528 |
| 2 | HA3 (Kenton) | £534 |
| 3 | HA0 (Wembley) | £542 |
| 4 | HA9 (Wembley Park) | £545 |
| 5 | HA1 (Harrow on the Hill, Sudbury) | £546 |
| 6 | NW9 (Kingsbury, Colindale) | £578 |
| 7 | HA7 (Stanmore, Queensbury) | £582 |
| 8 | NW10 (Willesden, Harlesden, Kensal Green) | £601 |
| 9 | NW2 (Cricklewood, Dollis Hill) | £621 |
| 10 | NW6 (Kilburn, Queen's Park) | £876 |
| 11 | W9 (Maida Vale) | £928 |
The table splits cleanly into three tiers. The six HA postcodes cluster tightly between £528 and £582/sq ft, where the difference between the cheapest (HA8) and the most expensive (HA7) is just £54. NW9, NW10 and NW2 form a middle tier between £578 and £621/sq ft. Then a sharp jump to NW6 at £876/sq ft and W9 at £928/sq ft, reflecting the proximity of Kilburn and Maida Vale to central London.
HA9 (Wembley Park) at £545/sq ft sits in the lower half of the table despite the regeneration programme adding a significant volume of new-build flats. New-build stock typically trades at a higher price per square foot than older housing, but the HA9 figure reflects a mix of both. As more Quintain units complete, this number may shift upward.
For Sale Asking Prices in Brent
Current listing data from PropertyData shows a £301,414 spread between the cheapest and most expensive Brent postcodes. Asking prices across Brent's 11 postcodes range from £440,722 in HA1 (Harrow on the Hill, Sudbury) to £742,136 in W9 (Maida Vale), giving a spread of £301,414. The mean asking price across all 11 postcodes is £552,053. For investors looking at below market value properties, Brent's asking prices sit below the mean for inner London boroughs but above the outer London average. Both flats for sale in Brent and houses for sale in Brent vary significantly by postcode, with flats concentrated in the Wembley Park new-build pipeline and houses dominating the HA postcodes.
| Rank | Area | Asking Price |
|---|---|---|
| 1 | HA1 (Harrow on the Hill, Sudbury) | £440,722 |
| 2 | NW9 (Kingsbury, Colindale) | £442,702 |
| 3 | HA0 (Wembley) | £466,144 |
| 4 | HA9 (Wembley Park) | £506,416 |
| 5 | NW10 (Willesden, Harlesden, Kensal Green) | £516,345 |
| 6 | HA8 (Edgware) | £532,079 |
| 7 | HA3 (Kenton) | £550,577 |
| 8 | NW2 (Cricklewood, Dollis Hill) | £564,545 |
| 9 | HA7 (Stanmore, Queensbury) | £632,287 |
| 10 | NW6 (Kilburn, Queen's Park) | £678,626 |
| 11 | W9 (Maida Vale) | £742,136 |
Five postcodes sit below £520,000, and these are where the volume buy-to-let activity concentrates. HA1, NW9, HA0, HA9 and NW10 all offer asking prices under the borough mean, and all five deliver gross yields at or above 4.6%. The correlation between lower asking prices and higher yields is consistent in Brent. HA1 is a shared postcode with Harrow, so the asking price figure covers both boroughs.
At the top end, W9 and NW6 are premium postcodes that straddle Brent's borders with Westminster and Camden respectively. These areas attract owner-occupier demand as much as investor interest, and the asking prices reflect that dual market.
House Price Growth in Brent
Growth rates across Brent split along geographic and price lines. Five-year asking price growth across Brent ranges from -0.8% in W9 (Maida Vale) to 13.8% in HA9 (Wembley Park). The Wembley postcodes (HA0 and HA9) have delivered the strongest growth over five years, while the premium NW and W postcodes closer to central London have seen flat or negative returns. This pattern reflects the regeneration-driven demand in the HA9 area and the post-2022 correction hitting higher-value stock hardest.
| Area | 1 Year | 3 Years | 5 Years |
|---|---|---|---|
| HA9 (Wembley Park) | 6.7% | 11.7% | 13.8% |
| NW10 (Willesden, Harlesden, Kensal Green) | -0.1% | -6.0% | 13.4% |
| HA3 (Kenton) | 5.7% | -0.3% | 11.5% |
| HA7 (Stanmore, Queensbury) | 4.3% | 0.4% | 10.7% |
| HA0 (Wembley) | -2.2% | 2.6% | 10.0% |
| HA8 (Edgware) | 0.8% | 1.6% | 8.3% |
| HA1 (Harrow on the Hill, Sudbury) | 7.2% | 6.8% | 4.2% |
| NW6 (Kilburn, Queen's Park) | 0.4% | 0.9% | 3.9% |
| NW2 (Cricklewood, Dollis Hill) | 3.2% | -0.8% | 2.3% |
| NW9 (Kingsbury, Colindale) | -2.6% | -3.3% | 2.2% |
| W9 (Maida Vale) | 5.2% | -3.4% | -0.8% |
HA9 (Wembley Park) has delivered positive growth across all three time windows: 6.7% over one year, 11.7% over three years, and 13.8% over five years. This is the Quintain regeneration effect. The volume of new-build completions, combined with improved public realm around the stadium, has sustained demand even through the post-2022 correction. NW10 (Willesden, Harlesden, Kensal Green) shows a similar five-year figure of 13.4%, but its one-year and three-year readings are negative, suggesting the recent correction has hit this postcode harder.
W9 is the only Brent postcode with negative five-year growth at -0.8%. Higher-value properties in inner London have absorbed the biggest price adjustments since 2022. An investor who purchased in W9 five years ago is roughly flat on capital, while the same purchase in HA9 would show a 13.8% gain. The contrast between these two postcodes captures Brent's dual character: inner London premium stock on one side, regeneration-driven growth on the other.
Monthly Property Sales in Brent
How quickly could you buy and then resell in each part of Brent? Monthly sales volumes across Brent's 11 postcodes range from 20 per month in HA0 (Wembley) to 43 per month in NW10 (Willesden, Harlesden, Kensal Green). Turnover rates (the percentage of housing stock that changes hands annually) range from 4% in HA1 and NW9 to 10% in HA3.
| Area | Sales per Month | Turnover | Asking Price |
|---|---|---|---|
| NW10 (Willesden, Harlesden, Kensal Green) | 43 | 6% | £516,345 |
| NW6 (Kilburn, Queen's Park) | 35 | 5% | £678,626 |
| NW9 (Kingsbury, Colindale) | 32 | 4% | £442,702 |
| HA3 (Kenton) | 31 | 10% | £550,577 |
| HA8 (Edgware) | 30 | 7% | £532,079 |
| NW2 (Cricklewood, Dollis Hill) | 29 | 5% | £564,545 |
| W9 (Maida Vale) | 28 | 5% | £742,136 |
| HA9 (Wembley Park) | 26 | 7% | £506,416 |
| HA0 (Wembley) | 20 | 8% | £466,144 |
| HA7 (Stanmore, Queensbury) | 22 | 6% | £632,287 |
| HA1 (Harrow on the Hill, Sudbury) | 22 | 4% | £440,722 |
NW10 dominates on volume with 43 sales per month. This is the largest postcode by geographic coverage within Brent, spanning Willesden, Harlesden and Kensal Green. The volume reflects a deep market with a mix of Victorian terraces, ex-council flats and converted properties. For investors, high volume means more stock to choose from and a faster resale exit.
HA3 (Kenton) has the highest turnover rate at 10%. This is unusual for an outer London postcode with an asking price above £550,000. Kenton's housing stock is predominantly semi-detached family homes, and the high turnover reflects a market where families trade up or relocate regularly. HA0 follows at 8% turnover. At the other end, HA1 and NW9 show just 4% turnover, suggesting these markets move more slowly.
Property Data Sources
Our location guide relies on diverse, authoritative datasets including:
- HM Land Registry UK House Price Index
- Ministry of Housing, Communities and Local Government
- Ordnance Survey Data Hub
- Propertydata.co.uk
We update our property data quarterly to ensure accuracy. Last update: April 2026. All data is presented as provided by our sources without adjustments or amendments.
Brent Rental Market Analysis
For investors weighing up whether rental property is a worthwhile investment in Brent, the data below breaks down average monthly rents and gross rental yields across the borough's postcodes.
All 11 postcodes have rental data. Monthly rents range from £1,703 to £2,529, and gross yields range from 4.0% to 5.7%. If you are looking to build a property portfolio in London, Brent's combination of Jubilee line accessibility and regeneration-driven new-build supply creates a rental market with consistent tenant demand.
Average Rent & Gross Rental Yields in Brent
Gross rental yields in Brent range from 4.0% in NW6 (Kilburn, Queen's Park) to 5.7% in NW9 (Kingsbury, Colindale). That 1.7 percentage point spread across 11 postcodes is driven by the inverse relationship between asking prices and yields. NW9 has the second-lowest asking price in the borough at £442,702 but commands monthly rents of £2,099, producing a strong yield. NW6 has the second-highest asking price at £678,626, and while rents at £2,270 are among the highest in Brent, they are not proportionally higher enough to offset the capital cost.
| Area | Average Monthly Rent | Asking Price | Gross Yield |
|---|---|---|---|
| NW9 (Kingsbury, Colindale) | £2,099 | £442,702 | 5.7% |
| HA0 (Wembley) | £2,013 | £466,144 | 5.2% |
| HA9 (Wembley Park) | £2,183 | £506,416 | 5.2% |
| HA1 (Harrow on the Hill, Sudbury) | £1,703 | £440,722 | 4.6% |
| NW10 (Willesden, Harlesden, Kensal Green) | £1,989 | £516,345 | 4.6% |
| NW2 (Cricklewood, Dollis Hill) | £2,089 | £564,545 | 4.4% |
| HA8 (Edgware) | £1,937 | £532,079 | 4.4% |
| HA7 (Stanmore, Queensbury) | £2,237 | £632,287 | 4.2% |
| W9 (Maida Vale) | £2,529 | £742,136 | 4.1% |
| HA3 (Kenton) | £1,879 | £550,577 | 4.1% |
| NW6 (Kilburn, Queen's Park) | £2,270 | £678,626 | 4.0% |
Three postcodes deliver yields at or above 5.0%: NW9 at 5.7%, and HA0 and HA9 both at 5.2%. These are the Wembley and Kingsbury postcodes where asking prices remain under £510,000 and monthly rents sit above £2,000. NW9's position at the top of the yield table is driven by the combination of the lowest asking price in the borough (after HA1) and rents that hold up well against more expensive areas. HA1 at £1,703/month is the cheapest rental market in Brent, which drags its yield down to 4.6% despite having the lowest asking price.
The eight postcodes yielding between 4.0% and 4.6% reflect the capital-heavy end of Brent's market. W9 commands the highest rents at £2,529/month, but at an asking price of £742,136 the yield settles at 4.1%. NW6 follows a similar pattern. For investors focused on income return rather than capital positioning, the data points towards the northern and western postcodes rather than the premium south-eastern fringe. For a broader view of where London's highest rental yields concentrate, Brent's top postcodes sit in the mid-range of outer London performance.
Is Brent Rent High?
Monthly rents in Brent consume between 51.1% and 76.0% of the median gross monthly salary, depending on the postcode. These are high figures, but they are typical of London. The ratio reflects gross rent against gross salary, not take-home pay, so the actual affordability pressure on tenants is higher than these percentages suggest.
The median gross weekly salary in Brent is £768.20, which equates to £3,329 per month (gross) or £39,944 per year. This is below the London regional median of £892.60 per week and above the Great Britain median of £752.40 per week. Data from the Nomis Labour Market Profile (ASHE 2025).
| Rank | Area | Rent as % of Income |
|---|---|---|
| 1 | W9 (Maida Vale) | 76.0% |
| 2 | NW6 (Kilburn, Queen's Park) | 68.2% |
| 3 | HA7 (Stanmore, Queensbury) | 67.2% |
| 4 | HA9 (Wembley Park) | 65.6% |
| 5 | NW9 (Kingsbury, Colindale) | 63.0% |
| 6 | NW2 (Cricklewood, Dollis Hill) | 62.7% |
| 7 | HA0 (Wembley) | 60.5% |
| 8 | NW10 (Willesden, Harlesden, Kensal Green) | 59.8% |
| 9 | HA8 (Edgware) | 58.2% |
| 10 | HA3 (Kenton) | 56.4% |
| 11 | HA1 (Harrow on the Hill, Sudbury) | 51.1% |
W9 at 76.0% is the most expensive postcode relative to local earnings. A tenant on the Brent median salary would need to allocate three-quarters of their gross monthly income to rent a property in Maida Vale. In practice, many W9 tenants earn above the Brent median, as the area draws professionals who work in central London. The 76% figure reflects the mismatch between borough-wide salary data and the localised rental market.
HA1 at 51.1% is the most affordable postcode in Brent by this measure. At £1,703/month, HA1 rents are the lowest in the borough. This postcode is shared with Harrow, and the lower rent figure likely reflects the mix of Harrow and Brent stock within the same postcode district. For investors, the HA1 rent-to-income ratio suggests tenants in this area face less affordability pressure, which may translate into more stable tenancies.
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View Property DealsAre House Prices High? Price-to-Earnings Ratios
Purchasing a property in Brent requires between 11.0 and 18.6 times the median annual salary. This is based on the Nomis Labour Market Profile for Brent showing the median gross annual income for Brent residents is £39,944.
For context, the England average price-to-earnings ratio is approximately 7.4x (England average sold price of £290,437 against Great Britain median salary of £39,125). Every Brent postcode sits well above this level, which is consistent with London's structural price premium over the rest of England.
| Rank | Area | Price-to-Earnings Ratio |
|---|---|---|
| 1 | HA1 (Harrow on the Hill, Sudbury) | 11.0x |
| 2 | NW9 (Kingsbury, Colindale) | 11.1x |
| 3 | HA0 (Wembley) | 11.7x |
| 4 | HA9 (Wembley Park) | 12.7x |
| 5 | NW10 (Willesden, Harlesden, Kensal Green) | 12.9x |
| 6 | HA8 (Edgware) | 13.3x |
| 7 | HA3 (Kenton) | 13.8x |
| 8 | NW2 (Cricklewood, Dollis Hill) | 14.1x |
| 9 | HA7 (Stanmore, Queensbury) | 15.8x |
| 10 | NW6 (Kilburn, Queen's Park) | 17.0x |
| 11 | W9 (Maida Vale) | 18.6x |
HA1 at 11.0x and NW9 at 11.1x are the most affordable postcodes in Brent relative to local earnings. These are also the two postcodes with the lowest asking prices (£440,722 and £442,702 respectively). The gap between the cheapest and most expensive postcode by price-to-earnings is 7.6x (from 11.0x in HA1 to 18.6x in W9).
Every Brent postcode exceeds 10x earnings, which places the entire borough in stretched territory by national standards. For buy-to-let investors, the price-to-earnings ratio is less about personal affordability and more about tenant demand. Higher ratios typically signal areas where renting is the default, which supports sustained rental occupancy. The five postcodes between 11x and 13x earnings (HA1, NW9, HA0, HA9, NW10) represent the band where buy-to-let entry costs are lowest and yields are highest.
Deposit Requirements in Brent
A 30% deposit on a Brent property ranges from £132,217 in HA1 (Harrow on the Hill, Sudbury) to £222,641 in W9 (Maida Vale). The table below shows the deposit required for each postcode based on current asking prices. For investors managing stamp duty and buy-to-let costs, the total acquisition cost will be higher than the deposit alone.
| Rank | Area | 30% Deposit Required |
|---|---|---|
| 1 | HA1 (Harrow on the Hill, Sudbury) | £132,217 |
| 2 | NW9 (Kingsbury, Colindale) | £132,811 |
| 3 | HA0 (Wembley) | £139,843 |
| 4 | HA9 (Wembley Park) | £151,925 |
| 5 | NW10 (Willesden, Harlesden, Kensal Green) | £154,904 |
| 6 | HA8 (Edgware) | £159,624 |
| 7 | HA3 (Kenton) | £165,173 |
| 8 | NW2 (Cricklewood, Dollis Hill) | £169,363 |
| 9 | HA7 (Stanmore, Queensbury) | £189,686 |
| 10 | NW6 (Kilburn, Queen's Park) | £203,588 |
| 11 | W9 (Maida Vale) | £222,641 |
The £594 difference between HA1 (£132,217) and NW9 (£132,811) is negligible. These two postcodes sit at almost identical deposit levels, but they deliver different yield profiles: NW9 at 5.7% versus HA1 at 4.6%. For the same deposit outlay, the difference in annual gross rental income is approximately £4,752 (£25,183 vs £20,431). That is a meaningful gap on an identical capital commitment.
The six postcodes below the £160,000 deposit mark (HA1, NW9, HA0, HA9, NW10, HA8) account for the bulk of Brent's buy-to-let activity. Beyond £165,000, the deposits climb steeply: HA7 at £189,686, NW6 at £203,588, and W9 at £222,641.
What the Brent Data Tells Buy-to-Let Investors
NW9 (Kingsbury, Colindale) leads Brent on gross yield at 5.7% with an asking price of £442,702 and a 30% deposit of £132,811. Monthly rents of £2,099 and 32 sales per month confirm both tenant demand and market liquidity. HA0 (Wembley) and HA9 (Wembley Park) follow at 5.2% yield each, with HA9 also showing the strongest five-year growth in the borough at 13.8%. These three postcodes form the highest-yield band in Brent.
HA9 is the postcode where yield and growth data converge. At 5.2% yield and 13.8% five-year growth, HA9 is the only Brent postcode to sit in the top three on both measures. The Quintain development programme has added thousands of new-build flats to this area, and the rental market reflects that supply. An investor purchasing at the £506,416 asking price on a 30% deposit (£151,925) collects £2,183/month in gross rent.
W9 (Maida Vale) and NW6 (Kilburn, Queen's Park) sit at the other end of the data. Both postcodes show yields at or below 4.1%, asking prices above £678,000, and W9's five-year growth is -0.8%. NW10 (Willesden, Harlesden, Kensal Green) has delivered 13.4% five-year growth but shows -6.0% over three years and -0.1% over one year, with 43 sales per month. For investors seeking investment property or off-market property in London, the numbers across Brent vary significantly by postcode.
Brent operates a selective licensing scheme in parts of the borough. Landlords letting in designated areas need to check whether their property requires an additional licence.
How Brent Compares
Brent sits in the middle of north-west London's property market by price, with a mean asking price of £552,053 across 11 postcodes. The table below compares Brent against four neighbouring boroughs using the same data sources.
| Location | Mean Asking Price | Mean Monthly Rent | Top Gross Yield |
|---|---|---|---|
| Enfield | £527,549 | £1,881 | 6.2% |
| Ealing | £537,487 | £2,083 | 5.5% |
| Harrow | £552,343 | £1,943 | 5.2% |
| Brent | £552,053 | £2,084 | 5.7% |
| Barnet | £691,818 | £2,114 | 5.7% |
Enfield has the lowest mean asking price of the five at £527,549 and the highest top yield at 6.2%. Its rents are the lowest in this group at £1,881/month, but the lower asking prices more than compensate. Ealing is priced just below Brent at £537,487 with a top yield of 5.5% and comparable rents of £2,083/month. Harrow shares six postcodes with Brent (HA0, HA1, HA3, HA7, HA8, HA9) and sits at an almost identical mean asking price of £552,343, though its top yield of 5.2% and mean rent of £1,943 both trail Brent. Barnet is the most expensive at £691,818 but matches Brent's top yield at 5.7%.
Brent's distinguishing data point in this comparison is the combination of rent levels and yield. Its mean monthly rent of £2,084 is the second highest (behind Barnet) and its top yield of 5.7% matches Barnet despite a mean asking price that is £140,000 lower. For investors comparing across the best buy-to-let locations in London, the Wembley regeneration pipeline is the structural factor that differentiates Brent from its neighbours.
Frequently Asked Questions
How does Brent's property market compare to Harrow?
Brent's mean asking price of £552,053 is almost identical to Harrow's £552,343, but Brent delivers higher rents and yields. The two boroughs share six postcodes (HA0, HA1, HA3, HA7, HA8, HA9), so their data overlaps significantly. The difference is in the rental market: Brent's mean monthly rent is £2,084 compared to Harrow's £1,943, and Brent's top yield of 5.7% (NW9) is higher than Harrow's 5.2%. The NW postcodes that Brent has and Harrow does not (NW2, NW6, NW9, NW10) are where the two boroughs diverge most.
What impact is the Wembley Park regeneration having on property prices?
HA9 (Wembley Park) has delivered 13.8% asking price growth over five years, the highest of any Brent postcode. Quintain's 85-acre development around Wembley Stadium has consent for 8,500 homes, with around 6,000 delivered to date. The regeneration has driven both capital growth and rental demand in HA9, where monthly rents average £2,183 and the gross yield stands at 5.2%. HA0 (Wembley), the adjacent postcode, shows 10.0% five-year growth and a 5.2% yield. Brent Council's Wembley growth area page has the latest project updates.
Which Brent postcodes have the lowest entry costs for buy-to-let?
HA1 and NW9 have the lowest 30% deposits in Brent at £132,217 and £132,811 respectively. HA1 (Harrow on the Hill, Sudbury) has an asking price of £440,722 and NW9 (Kingsbury, Colindale) sits at £442,702. NW9 delivers a significantly higher gross yield at 5.7% versus HA1's 4.6%, which means the annual gross rental income difference is approximately £4,752 on a near-identical deposit. HA0 (Wembley) at £466,144 and HA9 (Wembley Park) at £506,416 round out the four postcodes under £510,000.
Why do several Brent postcodes show negative three-year growth?
Five Brent postcodes show negative three-year growth, all reflecting the post-2022 interest rate correction. NW10 is down -6.0%, W9 -3.4%, NW9 -3.3%, NW2 -0.8%, and HA3 -0.3%. Brent's all-time high was set in September 2022 at £599,334, and the borough is currently 7.8% below that peak. The three-year window captures both the 2022 peak and the subsequent correction. Five-year growth remains positive for 10 of 11 postcodes, suggesting the correction is a cyclical adjustment rather than a structural decline.
What are the transport links in Brent for tenants?
Four London Underground lines serve Brent. The Bakerloo line runs through eight stations from Queen's Park to Kenton. The Jubilee line connects six stations from Kilburn to Kingsbury. The Metropolitan line serves Wembley Park, and the Piccadilly line reaches Alperton.
London Overground services add further connections at Willesden Junction (Lioness and Mildmay lines), Brondesbury, Brondesbury Park and Kensal Rise. This network puts most of the borough within 30 minutes of Baker Street, Bond Street or the West End.
What are the best areas to invest in Brent?
NW9 (Kingsbury, Colindale) leads Brent on gross yield at 5.7% with an asking price of £442,702. HA9 (Wembley Park) combines 5.2% yield with the strongest five-year growth at 13.8%. NW10 (Willesden, Harlesden, Kensal Green) has the highest sales volume at 43 per month and 13.4% five-year growth, making Harlesden and South Kilburn areas with active market turnover. HA0 (Wembley) rounds out the higher-yield band at 5.2% on a £466,144 asking price.
What houses and flats are for sale in Brent?
Flats at £385,785 are the most accessible entry point, while detached houses average £1,326,789. Semi-detached houses sit at £835,258 and terraced houses at £702,484. New-build flats in HA9 (Wembley Park) continue to enter the market through the Quintain development. The HA postcodes (Wembley, Kenton, Stanmore) have a higher proportion of semi-detached family homes, while the NW postcodes (Willesden, Kilburn, Cricklewood) are dominated by Victorian terraces and converted flats.
What is the property market like in Harlesden and South Kilburn?
NW10 (Willesden, Harlesden, Kensal Green) has the highest sales volume in Brent at 43 per month and 13.4% five-year asking price growth. The postcode covers South Harlesden, Harlesden proper, Willesden and Kensal Green. Asking prices average £516,345 with a gross yield of 4.6% and monthly rents of £1,989. South Kilburn, which falls within the NW6 postcode, is the site of a 2,400-home regeneration programme replacing post-war housing stock. NW6 asking prices are higher at £678,626 with a 4.0% yield, reflecting the premium attached to Kilburn and Queen's Park.