Northwick Park · Brent · Brent West constituency · 51.56230, -0.32281

HA0 2PP— Northwick Park, Brent

Location and area intelligence for HA0 2PP, Northwick Park, Brent

The family fortress

 

Schools 67%Safety 87/100Transport 20/100Yield 4.84%

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
46
Safety
87
Schools
100
Transport
20
Environment
49
Investment
61

The bottom line

HA0 2PP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 62 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

HA0 2PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+2.6% vs London avg
vs London crime-57.0% vs London avg

Deep-dive guides for HA0 2PP

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How HA0 2PP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Sudbury Primary School

Not yet inspected · 4 min walk

KS2: 107.1

★★★

Secondary

Wembley High Technology College

Outstanding · Inspected Oct 2022 · 11 min walk

P8: +1.43A8: 65.1

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 23 min walk

2 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

27.9 incidents per 1,000 residents

Better than 80% of London
→ Stable

-64% vs borough

Crime by type

Other36%
Violence & sexual offences28%
Anti-social behaviour15%
Vehicle crime8%
Burglary8%
Drug offences3%
Theft3%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 1.8km

Crime is 57% below London average

Property

Prices, sales volume and market trends

Avg floor area85.7 m²

EPC breakdown

C
4%
D
4%
E
1%

Based on 9 properties · Confidence: low

Street mix

Semi 50%Terraced 50%

LHA rates — North West London

Shared room£621/mo
1 bedroom£1100/mo
2 bedrooms£1350/mo
3 bedrooms£1680/mo
4 bedrooms£2100/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£214,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1967-1975
WallsCavity wall, filled cavity
RoofPitched, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,952
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2019 · CAGR

+7.4%

Total change

+348%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.8%

per year

Acceleration

-8.10

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £400k–£450k · 14 sales

Property Type Mix

Total: 14 sales

Semi-detached50%
Terraced50%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£92k£92k+0%2
Post-dot-com plateau2001–2004£160k£213k+32.8%1.7
GFC & correction2009–2011£225k£226k+0.4%1
Help-to-Buy recovery2016–2016£425k£425k+0%3
Brexit uncertainty2018–2019£435k£410k-5.7%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+2.6% alpha

Semi-detached+2.6% α
Local
17.3%
District
14.7%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Sudbury Town Underground StationPiccadilly line
16.4 min walk
Sudbury & Harrow Road

Nearby stations

Sudbury & Harrow RoadNational Rail
13 min walk
Sudbury Hill Underground StationPiccadilly
14 min walk
North Wembley Underground StationBakerloo
16 min walk
North Wembley Rail StationLioness
16 min walk
South Kenton Rail StationLioness
17 min walk
No bus stops within 400m

6

Walkability score

9

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge63 min ↑
Victoria ★62 min
Waterloo65 min ↑
Canary Wharf73 min ↑
City69 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park479m
Santander docks (800m)0
Nearest cycle dock7.5 km

Nearby car parks

🅿️
Sports Centre
514m
🅿️
Primary Care Centre
649m
🅿️
East Lane Theatre
664m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G96%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 38.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 55% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.9 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 64%
More green space than 81% of London

Nearest SSSI: Bentley Priory SSSI — 6.6 km

Energy

Solar: 852 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 4

Landslide susceptibility: Medium

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield852.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

SUDBURY SURGERY

VALE FARM PCC, WATFORD ROAD, HA0 3HG

8 min walk

62%

Recommend GP

62%

Overall GP experience

7

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalThe Clementine Churchill Hospital · 727 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Black Horse (493 m)

Nearest supermarketSiragro Food & Wine · 1.2 km
2 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
981 licensed premises in borough386 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

831m

Post office

Nearby shops

The Glen Convenience Store474 m
Nisa Local491 m
Elite Convenience Store495 m
Glen Food & Wine536 m

Nearby restaurants

Mumbai Junction564 m
Pizza Perfect921 m

Nearby pubs

The Black Horse493 m
The Swan852 m

Nearby gyms

Parkside Lawn Tennis Club539 m
Vale Farm Sports Centre547 m

Nearby pharmacies

Vantage Dispensing489 m
C.K. Pharmacy896 m

Nearby health

Harrow Road Dental Surgery534 m
Lanfranc Medical Centre695 m
The Clementine Churchill Hospital727 m
Food hygiene (5-star)71% of 34

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Registered businesses

DRAVID MEDICAL SERVICES LTD
EYES 4 U SECURITY LIMITED
GSNK REAL ESTATE LIMITED
TECHIE CONSULTANATS LTD
THREADS & BEYOND PVT LTD

+1 more

Investment

Investment grade, yield and market outlook

61

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
4.8% (good)London avg: 3.8%Strong yield — top 22% of London
Gentrification score13/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

12.9

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,125m
Crossrail 2 route13,703m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,830 nationally

1,400

Est. population

8,438/km²

58%

Employed

41%

Degree educated

£43,100

Median income

5.6%

Claimant rate

SuburbanHigh densityEstablished mixed

44

Community stability

Age profile

25%
19%
21%
20%
15%
Under 1825%
18–3419%
35–4921%
50–6420%
65+15%

Tenure

29%
28%
31%
Own outright29%
Own (mortgage)28%
Private rent31%
Social rent11%
Shared ownership1%

Ethnicity

17%
21%
39%
White British17%
White Other21%
Asian39%
Black10%
Mixed4%
Other10%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine19%
No car household21%
Unemployed3%
No qualifications18%

Housing tenure (Census 2021)

Private rent31%
Social rent11%

vs. London

Income vs London+2.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
6
Largest scheme
87 homes · LAND AT, 845A-849, LAND AT, 845A-849, HARROW ROAD, HA0
Pipeline pressure
NONE

Named schemes (500m)

MITRE PUBLIC HOUSE, 152, MITRE PUBLIC HOUSE, 152, WATFORD ROAD, HA0 3HF44 homes
completed
PHILIPS USED CARS, PHILIPS USED CARS, WATFORD ROAD, HA1 3HA38 homes
completed
TENNIS COURTS &, 1-24 INC, TENNIS COURTS &, 1-24 INC, CHURCH GARDENS, HAO37 homes
completed
100, 100, ELMS FARM, HA0 2NP25 homes
completed
LAND AT THE REAR OF, 39-51, LAND AT THE REAR OF, 39-51, ELMS LANE, HA023 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
29.1%
Election year
2022
MP
Barry Gardiner (Labour)
MP majority
3,793
Constituency
Brent West

Councillors

Narinder Singh BajwaLabour
Diana CollymoreLabour

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Key facts for HA0 2PP

Full postcodeHA0 2PP
Postcode districtHA0
BoroughLondon Borough of Brent
WardNorthwick Park
Latitude51.562298
Longitude-0.322808
Parliamentary constituencyBrent West
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
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