Neighbourhood · Brent

Forty Lane: house prices and how the area is changing

Official figures for the Forty Lane neighbourhood of Brent, England (ONS area Brent 009). Headline figures assembled 11 October 2026. Additional local information checked 13 October 2026. Postcodes HA9, NW9. Figures that read a point use the neighbourhood's centre, near HA9 9EE.

A middle-income neighbourhood, showing some signs of gentrification

Forty Lane is a middle-income neighbourhood; it shows some signs of gentrification against Brent (4 of 21 signals rising, 2 falling). Houses here typically resell for £747,500 and flats for £325,000 (median resale prices, 2023-2025). Recorded crime is higher than across Brent (1.3 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, Wembley Park, is about a 10-minute walk from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 13 October 2026; source dates are shown below.

Typical house price

£747,500

Median resale price of houses in the neighbourhood, 2023-2025; +14% against 2017-2019.

Source: HM Land Registry Price Paid Data

Typical flat price

£325,000

Median resale price of flats in the neighbourhood, 2023-2025; +8% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Middle income

How well off the neighbourhood is now, from household income, home prices and deprivation.

Source: ONS, HM Land Registry, MHCLG Indices of Deprivation

Signs of gentrification

Some signs

Weighted balance +0.12; 4 of 21 signals up, 2 down, against the borough.

Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)

Deprivation

Decile 6 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 6 small areas range from decile 2 to 6.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£59,600

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Recorded crime

1.3 times the borough's rate

Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.

Source: Police.uk

Schools getting better

In line with the council's

Nearby state schools' latest Ofsted inspections and results, against the council's schools.

Source: Ofsted, Department for Education

Where Forty Lane sits in Brent

Typical house price: 11th highest of the 31 neighbourhoods in Brent with enough house sales for one
Typical flat price: joint 9th lowest of the 33 neighbourhoods in Brent with enough flat sales for one
Average household income: 7th lowest of 35 neighbourhoods in Brent

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 13 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.

Prices over time in Forty Lane

Median resale price of houses each year here and across Brent, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Median resale price of flats each year here and across Brent, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Source: HM Land Registry Price Paid Data, held locally and checked 13 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

4 of 21 counted signals point towards rising affluence against Brent, 2 the other way and 15 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.

Rising against the borough

Income deprivation ranking
Home improvement applications
Homes improving their energy rating
Benefit claims (DWP)

Falling behind the borough

Homes selling
Borough against the region

Stations and schools nearby

Nearest stations

Wembley Park Underground station, about a 10-minute walk from the neighbourhood's centre (740 m in a straight line).
Wembley Stadium Railway station, about a 22-minute walk from the neighbourhood's centre (1.7 km in a straight line). About 5.3 trains an hour leave between 07:00 and 19:00 on a weekday: Chiltern Railways to London Marylebone (about 13 min) and High Wycombe (23 to 33 min).

Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.

Nearest state schools

Nearest state primary school Chalkhill Primary School 460 m from the neighbourhood's centre. Ofsted: Good (Feb 2023).
Nearest state secondary school Ark Academy 730 m from the neighbourhood's centre. Ofsted: Report card: Exceptional in 1 area, Strong standard in 6, Expected standard in 1 (Apr 2026).

Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about Forty Lane

What is the typical house price in Forty Lane?

£747,500. Median resale price of houses in the neighbourhood, 2023-2025; +14% against 2017-2019.

How does Forty Lane compare with the rest of Brent?

Typical house price: 11th highest of the 31 neighbourhoods in Brent with enough house sales for one. Typical flat price: joint 9th lowest of the 33 neighbourhoods in Brent with enough flat sales for one. Average household income: 7th lowest of 35 neighbourhoods in Brent.

Is Forty Lane an affluent area?

Middle income. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is Forty Lane gentrifying?

Some signs. Weighted balance +0.12; 4 of 21 signals up, 2 down, against the borough.

What is the nearest station to Forty Lane?

Wembley Park. Underground station, about a 10-minute walk from the neighbourhood's centre (740 m in a straight line).

Which state schools are nearest to Forty Lane?

Nearest state primary school. Chalkhill Primary School. 460 m from the neighbourhood's centre. Ofsted: Good (Feb 2023). Nearest state secondary school. Ark Academy. 730 m from the neighbourhood's centre. Ofsted: Report card: Exceptional in 1 area, Strong standard in 6, Expected standard in 1 (Apr 2026).

Each answer repeats a figure shown above, with its source there.

Thinking of buying in Forty Lane?

A full report covers flood risk, schools, crime, your commute, energy, planning and how the area is changing, for the exact home.

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Postcode districts

Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.