Northwick Park · Brent · Brent West constituency · 51.56153, -0.32555

HA0 2QQ— Northwick Park, Brent

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

The family fortress

 

Schools 100%Safety 87/100Transport 23/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
52
Safety
87
Schools
100
Transport
23
Environment
51
Investment
48

The bottom line

HA0 2QQ 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 2QQ

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 2QQ

🛡️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 2QQ 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 · 6 min walk

KS2: 107.1

★★★

Secondary

Wembley High Technology College

Outstanding · Inspected Oct 2022 · 13 min walk

P8: +1.43A8: 65.1

100% of local schools rated Good or Outstanding · based on 2 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 22 min walk

2 primaries · 0 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) · 1.9km

Crime is 57% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

HA0 district median

£385,000

Based on 188 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£5,256/m²
Price per ft²£488/ft²
Avg floor area152.9 m²

EPC breakdown

C
2%
D
11%
E
2%

Based on 15 properties · Confidence: medium

Street mix

Semi 82%Terraced 14%Detached 4%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£382,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 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

1997–2025 · CAGR

+5.8%

Total change

+385%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.5%

per year

Acceleration

-48.55

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £600k–£700k · 28 sales

Property Type Mix

Total: 28 sales

Detached3.6%
Semi-detached82.1%
Terraced14.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£165k£195k+18.2%1.7
Post-dot-com plateau2001–2003£200k£334k+66.8%2.3
Pre-crash peak2005–2007£350k£475k+35.7%2
GFC & correction2008–2011£410k£346k-15.6%1
Help-to-Buy recovery2014–2016£715k£508k-29%1.5
Brexit uncertainty2017–2019£660k£683k+3.4%1.3
Pandemic surge2020–2020£685k£685k+0%1
Rate-rise correction2022–2022£925k£925k+0%1
Current market2025–2025£800k£800k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.9% alpha

Semi-detached-0.9% α
Local
6.6%
District
7.5%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing1
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 Hill Underground StationPiccadilly line
10.9 min walk
Sudbury Hill Harrow

Nearby stations

Sudbury Hill HarrowNational Rail
10 min walk
Sudbury Hill Underground StationPiccadilly
11 min walk
Sudbury Town Underground StationPiccadilly
17 min walk
North Wembley Underground StationBakerloo
19 min walk
North Wembley Rail StationLioness
19 min walk
No bus stops within 400m

6

Walkability score

3

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

12

Car parks (800m)

0

EV chargers (800m)

Nearest car park272m
Santander docks (800m)0
Nearest cycle dock7.6 km

Nearby car parks

🅿️
Sports Centre
637m
🅿️
Rising Sun
742m
🅿️
Primary Care Centre
760m
🅿️
East Lane Theatre
784m

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: 12.0 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 10%
More green space than 86% of London

Nearest SSSI: Bentley Priory SSSI — 6.7 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

LANFRANC MEDICAL CENTRE

LANFRANC COURT, GREENFORD ROAD, HA1 3QE

6 min walk

92%

Recommend GP

92%

Overall GP experience

7

GPs within 1km

3

Dentists within 1km

7

Care homes (1km)

Nearest hospitalThe Clementine Churchill Hospital · 612 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 1.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Black Horse (284 m)

Nearest supermarketSiragro Food & Wine · 1.2 km
2 tennis courts1 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)

874m

Post office

Nearby shops

Nisa Local300 m
Elite Convenience Store301 m
The Glen Convenience Store339 m
Glen Food & Wine484 m

Nearby restaurants

Mumbai Junction692 m
King's805 m
Ishtar Grill808 m
Taste of Watan819 m

Nearby pubs

The Black Horse284 m
Rising Sun Hotel & Restaurant716 m
The Swan895 m

Nearby gyms

Parkside Lawn Tennis Club639 m
Vale Farm Sports Centre675 m

Nearby pharmacies

Vantage Dispensing630 m
Curapharm Chemist833 m

Nearby health

Harrow Road Dental Surgery478 m
Lanfranc Medical Centre499 m
The Clementine Churchill Hospital612 m
Poland Medical991 m
Food hygiene (5-star)71% of 34

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Registered businesses

BDA PROPERTY PORTFOLIO LIMITED
E&G ASSOCIATES LTD
ESSENTIAL GREEN SOLUTIONS(UK) LTD
GREEN PASTURES PROPERTY SERVICES LTD
JLK CONSTRUCTION LTD

+1 more

Investment

Investment grade, yield and market outlook

48

Investment score

Moderate

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
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

30.1

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,260m
Crossrail 2 route13,863m

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
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
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)
13
Largest scheme
87 homes · LAND AT, 845A-849, LAND AT, 845A-849, HARROW ROAD, HA0
Pipeline pressure
NONE

Named schemes (500m)

TENNIS COURTS &, 1-24 INC, TENNIS COURTS &, 1-24 INC, CHURCH GARDENS, HAO37 homes
completed
LAND AT THE REAR OF, 39-51, LAND AT THE REAR OF, 39-51, ELMS LANE, HA023 homes
completed
34, 34, ST. ANDREW`S AVENUE, WEMBLEY, HA014 homes
completed
979 - 981, 979 - 981, Harrow Road, Wembley, HA0 2SF13 homes
completed
945 Harrow Road, Wembley, HA0 2SA, 9458 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 2QQ

Full postcodeHA0 2QQ
Postcode districtHA0
BoroughLondon Borough of Brent
WardNorthwick Park
Latitude51.561528
Longitude-0.325549
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
Ordnance
Survey