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Neighbourhood profile
Preston
Brent, London
PocketsPreston Park & East Lane (Windermere Avenue · Carlton Avenue East · Preston Park · Wealdstone Brook · GEC Sports Ground)Wembley North
Preston covers the suburban streets between Wembley and Kenton, a ward dominated by interwar semis and the cluster of Hindu, Jain and Zoroastrian places of worship around Preston Road. The whole ward sits within a conservation area, reflecting the coherence of the 1930s Metroland plan, and fourteen outstanding schools lie within reach. Green space centres on the 7.5-hectare Preston Park, with more open ground at Fryent Country Park a short walk north, and safety and air-quality scores are both solid. The Windermere Public House is the sole listed building and the Preston Road Metropolitan line station handles the commute. The downsides are thin cultural provision, only moderate public-transport access outside the station catchment, and a market score below the Brent average — which works in renters' favour but signals relatively weak recent price growth.
- Strongest64Nature Access
Strong access to green space and waterways
- Also strong59Safety
Low recorded crime relative to the rest of London
- Watch out4Area development
Little recent major-development activity
At a glance
- Moderate public-transport access
- 1 listed building
- 100% covered by a conservation area
- 4 schools rated Outstanding by Ofsted within 1 km
- Largest green space: Preston Park (7.5 hectares)
- 70 open venues (48 food and drink, 22 other)
6 pockets across 2 named areas · coloured by overall score.See on full map ↗
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Preston, layer by layer
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Scores as of 23 Aug 2026 · prices to 2026 · crime to Jun 2026 · air 2022 · sources
Property prices & growth
48Better than 47% of London
How scores work - Purchase affordability65
- Rent affordability55
- Price momentum (5yr)46
- Activity (turnover)36
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Prices, rent & trends
£ per square foot to buy, an estimated 2-bed rent, and decades of sale-price history for this ward.
For Preston: 54 sales recorded (2025)32-yr price trend £—
Safety
59Better than 70% of London
- Personal safety55
- Property crime63
- Anti-social behaviour60
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Safety deep-dive
Every recorded crime type — burglary, robbery, vehicle crime and more — grouped into personal, property and anti-social behaviour, with the monthly trend for this ward.
For Preston: personal, property & anti-social breakdown24-mo trend to Jun 2026counts —
Connectivity
44Better than 49% of London
Median public-transport access is moderate (TfL PTAL 3.0 of 8 across this ward).
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Connectivity deep-dive
Real TfL journey times to London's major hubs, plus this ward's transport access rank across London.
For Preston: — min by TfL to 8 major hubsaccess rank —
Air & Quiet
46Better than 47% of London
- Air quality67
- Quietness18
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Air & noise deep-dive
NO₂, PM2.5 and road/rail noise for this ward, each against WHO / UK limits.
Cultural Signal
16Better than 26% of London
- Nightlife7
- Dining14
- Arts & culture0
- Retail & shops7
- Sports & recreation0
- Independent scene36
- Vitality (openings, diversity)38
70 open venues nearby — 48 food & drink, 22 other.
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Culture deep-dive
What's open nearby — the venue mix, share of independents, and recent openings.
For Preston: the mix behind 70 open venues—% independent
Education
56Better than 65% of London
- Primary schools46
- Secondary schools66
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School inspection history
Every school in this ward with its current Ofsted rating and multi-year trend.
For Preston: 1 school, with its inspection record
Heritage
43Better than 58% of London
1 listed building · 100% under a conservation area
- Windermere Public HouseGrade II
From Historic England's National Heritage List for England.
Nature Access
64Better than 54% of London
- Green spaces86
- Waterways15
Largest green space: Preston Park (8 ha). ~11 ha of green space in total.
Area development
4Better than 53% of London
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Planning pipeline
Named recent approvals with homes and floorspace, the local homes pipeline, and the affordable share.
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- Prices — £ per square foot, an estimated rent, and the ward’s full price history
- Safety — crime by type with its monthly trend
- Getting around — real TfL journey times to the big hubs
- Schools, air & noise — every school’s inspection record, air & noise against WHO limits
- What's next — the venue mix, what’s been approved to build nearby, and cheaper areas that score like Preston
For Preston: 54 sales recorded (2025)32-yr price history £—24-mo crime trend to Jun 2026TfL times to 8 hubs — min1 school's inspection records70 venues mapped
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What's changing in Preston
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Preston, quick answers
- Is Preston safe?
- Preston scores 59 for safety, based on street-level recorded crime (police.uk) — safer than most of London. The score weighs personal safety, property crime and anti-social behaviour separately rather than ranking on one raw total, so the mix of crime matters as well as the volume.
- Is Preston a good place to live?
- Preston scores 42 overall when all nine data layers are weighted equally. The London comparison beside the score shows how that number ranks against every ward. Its strongest suits are nature access (64) and safety (59); its weakest is area development (4). Whether it suits you depends on what you weight — the same data re-ranked around your own priorities can read very differently.
- How well connected is Preston?
- Moderate public-transport access: Transport for London rates the typical spot in Preston 3 on its 0–8 public-transport access scale, which puts the ward at 44 for connectivity relative to the rest of London.
- Is Preston expensive to buy in?
- Relative to the rest of London, Preston is mid-priced by London standards: its purchase-affordability score is 13/20, where higher means cheaper per square foot (HM Land Registry sold prices matched to floor areas).
- What are the schools like near Preston?
- Preston scores 56 for education, based on Ofsted ratings and walking distance to the nearest rated primary and secondary schools. 4 schools within a kilometre hold an Outstanding rating.
Where else to look
Wards with a similar profile
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Neighbourhood matches
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