Northwick Park · Brent · Brent West constituency · 51.56581, -0.32086

HA1 3TX— Northwick Park, Brent

Location and area intelligence for HA1 3TX, Northwick Park, Brent

The family fortress

 

Schools 75%Safety 84/100Transport 16/100Yield 5.49%

Best for: Families, Owner-occupiers

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

Liveability
52
Safety
84
Schools
100
Transport
16
Environment
58
Investment
63

The bottom line

HA1 3TX 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 catches: very high noise — check proximity to rail lines and 62 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

HA1 3TX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

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

Deep-dive guides for HA1 3TX

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How HA1 3TX 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 · 8 min walk

KS2: 107.1

★★★

Secondary

Wembley High Technology College

Outstanding · Inspected Oct 2022 · 10 min walk

P8: +1.43A8: 65.1

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 24 min walk

4 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

98

Road safety score

2

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 2.0km

Crime is 25% below London average

Property

Prices, sales volume and market trends

Avg floor area146.8 m²

EPC breakdown

C
3%
D
9%
E
4%

Based on 16 properties · Confidence: medium

Street mix

Semi 67%Terraced 7%Detached 27%

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£367,000
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

1997–2024 · CAGR

+6.4%

Total change

+433%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.0%

per year

Acceleration

-87.70

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £500k–£600k · 15 sales

Property Type Mix

Total: 15 sales

Detached26.7%
Semi-detached66.7%
Terraced6.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£165k£165k+0%1
Post-dot-com plateau2003–2003£319k£319k+0%2
Pre-crash peak2007–2007£451k£451k+0%2
GFC & correction2009–2012£350k£458k+30.7%1.7
Brexit uncertainty2017–2018£675k£550k-18.5%1
Pandemic surge2021–2021£978k£978k+0%2
Current market2024–2024£880k£880k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+1.7% alpha

Semi-detached+1.7% α
Local
6.9%
District
5.2%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Northwick Park Underground StationMetropolitan line
17.1 min walk
Sudbury & Harrow Road

Nearby stations

South Kenton Rail StationLioness
12 min walk
South Kenton Underground StationBakerloo
12 min walk
North Wembley Rail StationLioness
15 min walk
North Wembley Underground StationBakerloo
15 min walk
Sudbury & Harrow RoadNational Rail
17 min walk
No bus stops within 400m

9

Walkability score

14

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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park696m
Santander docks (800m)0
Nearest cycle dock7.5 km

Nearby car parks

🅿️
Sports Centre
759m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.9 km away✗ Not Green Belt✗ Not AONB54% green spaceTree canopy: 70%
More green space than 97% of London

Nearest SSSI: Bentley Priory SSSI — 6.2 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 yield851.9 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

11 min walk

62%

Recommend GP

62%

Overall GP experience

7

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 1.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

34

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 (830 m)

Nearest supermarketSiragro Food & Wine · 1.6 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)

1.1km

Post office

Nearby shops

Nisa Local877 m
Elite Convenience Store878 m
The Glen Convenience Store886 m
Glen Food & Wine938 m

Nearby restaurants

Mumbai Junction188 m

Nearby pubs

The Black Horse830 m
The Swan1.2 km

Nearby gyms

Vale Farm Sports Centre775 m
Parkside Lawn Tennis Club816 m

Nearby pharmacies

Vantage Dispensing105 m

Nearby health

Harrow Road Dental Surgery938 m
PAREXEL LAB1.0 km
Northwick Park Hospital1.1 km
St Mark's1.1 km
Food hygiene (5-star)68% of 22

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

DREAMRIDE LIMITED
MAGICSPOON LTD
RADCY LIMITED
SHANTUL LTD

Investment

Investment grade, yield and market outlook

63

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
5.5% (good)London avg: 3.8%Strong yield — top 15% 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

31.1

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,177m
Crossrail 2 route13,688m

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
No
Article 4 area
Yes
Listed buildings (800m)
2
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)
5
Largest scheme
44 homes · MITRE PUBLIC HOUSE, 152, MITRE PUBLIC HOUSE, 152, WATFORD ROAD, HA0 3HF
Pipeline pressure
NONE

Named schemes (500m)

PHILIPS USED CARS, PHILIPS USED CARS, WATFORD ROAD, HA1 3HA38 homes
completed
Elms Lane, Wembley, HA0 2NP6 homes
completed
5 Hill Road, Wembley, HA0 3JN2 homes
completed
81, 81, Sudbury Court Road, Harrow, HA1 3SG2 homes
completed
131 Sudbury Court Drive, Harrow, HA1 3SS1 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 HA1 3TX

Full postcodeHA1 3TX
Postcode districtHA1
BoroughLondon Borough of Brent
WardNorthwick Park
Latitude51.565813
Longitude-0.320861
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