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Wembley Buy-to-Let Guide

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    Everything You Need to Know About Wembley Buy-to-Let

    Wembley is a large suburb in the London Borough of Brent. It’s most famous for Wembley Stadium, the site of many major football fixtures and legendary concerts.

    However, the area has gained attention from property investors in recent years, as the district has benefited from regeneration and residential development.

    So, how does Wembley stack up compared to other parts of the UK when it comes to property investments? Is it a profitable alternative to buy-to-let in inner London areas?

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      Wembley Stadium

      Buy-to-Let Property Prices in Wembley

      Looking for affordable areas when researching is one of the best ways to make money in property. According to Rightmove, the average property price in Wembley over the past year was £526,230. This is substantially more expensive than the overall UK average property price of £284,691, making Wembley a particularly pricey area.

      The average sold price in Wembley is up 5% on last year and 8% up compared to 2021. This shows that Wembley property prices have continued growing even during the subdued property market of recent years. This is good news for Wembley property investors.

      But what about the future of Wembley’s property market? According to Savills’ Residential Market Forecast, the UK property market is set to recover starting next year and return to healthy growth from 2026. However, the predicted growth for London over the next 5 years is 13.9%, which is not as high as the UK average of 17.9%. Other regions, such as the North West, are forecast to experience higher growth, which is set to see 20.2% capital value growth.

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      Wembley skyline

      Buy-to-Let Rental Market in Wembley

      According to, the average monthly rent for a Wembley property is £2331. This is significantly more expensive than the UK average rent of £1262, as stated by the HomeLet Rental Index.

      Wembley rent is climbing fast, and last year, it was reported by The Standard that it came in second place for the strongest annual price growth in London, with an increase of 30%. This rapid increase in rent is due to the undersupply of available rental properties, which cannot keep up with the high rental demand in the area. Without any big push to address this imbalance, the rental costs in the area will likely keep rising.

      Wembley is located in Transport for London’s Zone 4, meaning it is not as central as some other London suburbs, but it is well-located for those who work in inner London but want to live somewhere quieter and cheaper. This means there will be demand from young professionals more likely to rent instead of buy.

      Wembley is close to several top universities in London, such as the University of Westminster, meaning some student accommodation is situated there. Those who invest in Wembley may also have a chance to target student renters as a buy-to-let strategy.

      There is also a chance to let out a property short-term, as many visitors will stay in the area for sporting or music events.

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      Wembley aerial view

      Investment Properties for Sale in Wembley

      There are various types of property located in Wembley that are suitable for investment purposes. From the 1930s, semi-detached suburban houses to flashy new developments. As a popular place to live with high demand, developers often choose Wembley for new-build projects, including luxury apartment buildings.

      According to Rightmove, the majority of sales in Wembley during the last year were flats, selling for an average price of £352,669. This means apartments are the most popular choice for property buyers in Wembley. Terraced properties fetched an average of £547,850, and semi-detached properties went for £646,425.

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        Wembley street view

        Buy-to-Let Investment in Wembley: Area Breakdown

        Wembley includes the neighbourhoods of Alperton, North Wembley, Preston, Sudbury, Tokyngton and Wembley Park. Central Wembley is considered the town centre, and the main centre of the Brent borough. The Wembley Park area is home to Wembley Stadium and OVO Arena, the main attractions of the area, making it a popular area to live and for short lets. Alperton, in the south, is an area which was historically cheaper, but is currently undergoing gentrification. Preston is in north Wembley, and Sudbury is in the west.

        Wembley Park

        Average Property Prices in Wembley Park

        The average property price in this area is £516,138.

        Average Rental Yield in Wembley Park

        The average rental yield in this area is 5.44%.

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          Wembley aerial view


          Average Property Prices in Preston

          The average property price in this area is £587,360.

          Average Rental Yield in Preston

          The average rental yield in this area is 4.60%.

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          Wembley aerial view


          Average Property Prices in Sudbury

          The average property price in this area is £551,853.

          Average Rental Yield in Sudbury

          The average rental yield in this area is 4.83%.

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            Wembley market


            Average Property Prices in Alperton

            The average property price in this area is £450,936.

            Average Rental Yield in Alperton

            The average rental yield in this area is 6.15%.

            (Average property prices taken were from Rightmove in early 2024; rental yield estimates were calculated with figures from in the same period)

            What is the Best Area of Wembley to Invest in?

            Wembley can offer a better rental yield than the London average, which is believed to be around 3-4%. London yields are notoriously low in many cases, so Wembley can offer a decent yield for those who can afford the initial high costs of buy-to-let investing.

            Alperton could be considered one of the up-and-coming areas in London, as the average property price is still more affordable than the overall average for Wembley, leading to a comparatively high rental yield.

            Wembley Park is also an excellent area to explore, as it is an established and in-demand area with a decent average rental yield. Those looking for a short-term letting opportunity will be drawn to Wembley Park for its events and attractions.


            Why You Should Consider a Buy-to-Let Investment in Wembley


            Wembley is one of London’s biggest regeneration success stories, after being poorly maintained and suffering from decline from the 1980s onwards. In the mid-2000s, the local authorities set about completely revamping the area. The extensive regeneration, including the new Wembley Stadium and Wembley Arena, has gone a long way to help reverse the suburb’s fortunes.

            As the largest growth area in Brent and a designated opportunity area in the London Plan, Wembley’s potential hasn’t been fully reached, and the district’s regeneration journey is continuing. There are several revitalisation projects currently ongoing in Wembley or in the pipeline.

            Location and Transport Links

            When it comes to transport links, Wembley is well-connected to the rest of London, making it a desirable area to live for young professionals who are likely to rent. Eight train stations in the wider Wembley area are linked by the Jubilee, Metropolitan, Piccadilly, Bakerloo, and Overground lines.

            Residents also benefit from nearby green spaces such as parks and Brent Reservoir.

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            Wembley New-Builds

            Calls for new-build properties in Wembley are increasing due to the undersupply of available rental properties. Brent Council are trying to address this through new home and regeneration schemes. However, the area is also often targeted by private developers for new build projects.

            New build properties are growing in popularity as investments for a number of reasons. They are typically more energy efficient compared to older properties and are in demand from tenants looking for new, modern apartments.

            Thanks to its popularity with young professionals, Wembley is a sought-after area by developers, and there are likely to be various new build developments that are ongoing and in the pipeline at any given time. Wembley Park and central Wembley are often chosen as areas for these developments, including luxury apartment buildings.

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              Off-Plan Property in Wembley

              As new build investments become more popular, off-plan investment is also gaining more attention as a strategy to acquire a new build property at a cheaper price point. Wembley is a popular area for new build developments, so there are opportunities for investors to take advantage of off-plan investment options.

              But in order to get a complete picture of the off-plan investment opportunities in the area, it could be worth looking at the whole of London. Investors can explore Westminster, Greenwich and Islington new builds, for example.

              For investors willing to look further afield than London, it’s also worth noting that London is the most expensive area for newly built properties, so cheaper off-plan options can be found in other regions of the UK, such as in the North. Major cities such as Manchester and Liverpool are popular locations for off-plan property investments.

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              How Does Wembley Compare to Other UK Regions When It Comes to Buy-to-Let?

              As London suburbs go, Wembley is not as expensive as many others when it comes to property. It’s an area with high levels of demand and future potential to grow even more through extensive regeneration efforts.

              However, while Wembley prices are considered around average for London, they are astronomical by the standard of the UK average. If you’re not set on a property in the capital, much better deals can be found in other UK regions.

              For example, the North West, in particular, has been identified as one of the best areas to invest in property. The region has much lower property prices and has in-demand and up-and-coming areas such as Liverpool and Greater Manchester. In contrast to Wembley’s half a million, property in Liverpool goes for an average of £177,521. The North West region is also forecast to experience 20.2% growth by 2028, much more promising than London’s projected 13.9%.

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                Want to Invest in Wembley?

                Wembley is an attractive area with some benefits for buy-to-let property investors. However, other regions can offer a better deal, as Wembley’s high property prices will likely eat into returns. By investing in a more affordable region such as the North West, investors will start to see returns quicker.

                Take a look at some of our other buy-to-let area guides to learn more about the UK’s property hotspots:

                Map of Wembley

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                Jessica Ferris

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                Jessica is a property content writer at RWinvest. Keeping a close eye on the UK property market, Jessica helps our readers stay informed and up to date on the latest market news and statistics.


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