Northwick Park · Brent · Brent West constituency · 51.56531, -0.31571

HA0 3LL— Northwick Park, Brent

Location and area intelligence for HA0 3LL, Northwick Park, Brent

The family fortress

 

Schools 67%Safety 84/100Transport 24/100Yield 4.84%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
52
Safety
84
Schools
62
Transport
24
Environment
49
Investment
57

The bottom line

HA0 3LL offers low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 61 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA0 3LL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+21.2% vs London avg
vs London crime-25.0% vs London avg

Deep-dive guides for HA0 3LL

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

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Postcode Personality

🎓 Good Schools🌳 Good Parks🔒 Very Safe

“The family fortress”

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How HA0 3LL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

62

Education score

Good for families
★ Top school within 1km
!

Primary

Harris Primary Academy South Kenton

Inadequate · Inspected Nov 2023 · 7 min walk

★★★

Secondary

Wembley High Technology College

Outstanding · Inspected Oct 2022 · 5 min walk

P8: +1.43A8: 65.1

67% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Below London average

Childcare

Childcare

Hillview Nursery School

Not inspected · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

48.5 incidents per 1,000 residents

Better than 64% of London
→ Stable

-37% vs borough

Crime by type

Violence & sexual offences34%
Other29%
Anti-social behaviour19%
Vehicle crime12%
Robbery3%
Burglary3%
Theft1%
Drug offences0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 1.7km

Crime is 25% below London average

Property

Prices, sales volume and market trends

Avg floor area127.6 m²

EPC breakdown

D
3%
E
2%

Based on 5 properties · Confidence: low

Street mix

Semi 83%Terraced 17%

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£319,000
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,386
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2015 · CAGR

+7%

Total change

+195%

Market Activity

Price Velocity & Acceleration

Current Velocity

+66.2%

per year

Acceleration

+74.39

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £600k–£700k · 6 sales

Property Type Mix

Total: 6 sales

Semi-detached83.3%
Terraced16.7%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£220k£220k+0%1
GFC & correction2009–2011£365k£390k+6.8%1
Help-to-Buy recovery2015–2015£648k£648k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
South Kenton Underground StationBakerloo line
9 min walk
South Kenton→ Euston· 4 tph
30 min

Nearby stations

South Kenton Rail StationLioness
9 min walk
South KentonNational Rail
9 min walk
South Kenton Underground StationBakerloo
9 min walk
North Wembley Rail StationLioness
11 min walk
North Wembley Underground StationBakerloo
11 min walk
No bus stops within 400m

11

Walkability score

4

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★61 min
Victoria64 min ↑
Waterloo66 min ↑
Canary Wharf73 min ↑
City70 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park393m
Santander docks (800m)0
Nearest cycle dock7.1 km

Nearby car parks

🅿️
Sports Centre
661m
🅿️
East Lane Theatre
738m
🅿️
Primary Care Centre
761m

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: 11.6 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 70%
More green space than 79% of London

Nearest SSSI: Bentley Priory SSSI — 6.3 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): 5

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

10 min walk

62%

Recommend GP

62%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 1.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

39

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Windermere (801 m)

Nearest supermarketLondis · 755 m
5 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)

1.1km

Post office

Nearby shops

Tesco Express770 m
Apna Superstore820 m
Costcutter823 m
Abirami827 m

Nearby restaurants

Mumbai Junction492 m
Kenton Spice848 m
Manglik Foods851 m
Nest859 m

Nearby pubs

The Windermere801 m
The Swan1.1 km

Nearby gyms

Vale Farm Sports Centre658 m
Parkside Lawn Tennis Club735 m

Nearby pharmacies

Vantage Dispensing435 m
The Health Pharmacy830 m
C.K. Pharmacy1.1 km

Nearby health

Wembley Orthodontic & Aesthetics841 m
Harrow Road Dental Surgery1.0 km
PAREXEL LAB1.1 km
Food hygiene (5-star)65% of 20

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

M JUMA LTD

Investment

Investment grade, yield and market outlook

57

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 score17/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

32.1

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,833m
Crossrail 2 route13,331m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,295 nationally

1,588

Est. population

5,011/km²

59%

Employed

49%

Degree educated

£50,900

Median income

3.6%

Claimant rate

SuburbanMedium densityOwner occupiers / families

59

Community stability

Age profile

19%
21%
18%
20%
22%
Under 1819%
18–3421%
35–4918%
50–6420%
65+22%

Tenure

47%
37%
15%
Own outright47%
Own (mortgage)37%
Private rent15%
Social rent2%

Ethnicity

57%
15%
White British9%
White Other10%
Asian57%
Black7%
Mixed3%
Other15%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine13%
No car household10%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent15%
Social rent2%

vs. London

Income vs London+21.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
1
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
44 homes · MITRE PUBLIC HOUSE, 152, MITRE PUBLIC HOUSE, 152, WATFORD ROAD, HA0 3HF
Pipeline pressure
NONE

Named schemes (500m)

FORMER WARDS GARDEN CENTRE, 327,329 & 331, FORMER WARDS GARDEN CENTRE, 327,329 & 331, EAST LANE, HA0 3LG29 homes
completed
311, 311, East Lane, Wembley, HA0 3LG3 homes
completed
46 The Fairway, Wembley, HA0 3LP2 homes
completed
16 Dean Court, Wembley, HA0 3PX1 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 3LL

Full postcodeHA0 3LL
Postcode districtHA0
BoroughLondon Borough of Brent
WardNorthwick Park
Latitude51.565308
Longitude-0.315714
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