Queensbury · Brent · Harrow East constituency · 51.59599, -0.26969

HA8 5LL— Queensbury, Brent

Location and area intelligence for HA8 5LL, Queensbury, Brent

The practical family move

 

Schools 100%Safety 80/100Transport 31/100Yield 4.97%

Best for: Families

Compare areas

Investment-grade — strong yield and growth signals

Liveability
55
Safety
80
Schools
60
Transport
31
Environment
49
Investment
65

The bottom line

HA8 5LL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 54 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Toggle the things that matter to you — see how HA8 5LL scores on each.

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Do you have or plan to have school-age children?
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Location

HA8 5LL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.1% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for HA8 5LL

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How HA8 5LL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Roe Green Junior School

Not yet inspected · 9 min walk

KS2: 105.6

—

Secondary

Kingsbury High School

Not yet inspected · 10 min walk

P8: +0.36A8: 48.7

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 73 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.6 incidents per 1,000 residents

Higher crime than 55% of London
→ Stable

-6% vs borough

Crime by type

Anti-social behaviour21%
Other21%
Vehicle crime19%
Violence & sexual offences16%
Burglary15%
Drug offences4%
Theft2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 2.1km

Crime is +12% above London average

Property

Prices, sales volume and market trends

Avg floor area118.9 m²

EPC breakdown

B
1%
C
1%
D
4%
E
1%

Based on 7 properties · Confidence: low

Street mix

Semi 50%Terraced 25%Detached 25%

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 yield846 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£297,250
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 EAnnual charge £2,386
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2018 · CAGR

+8.6%

Total change

+512%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.7%

per year

Acceleration

-147.95

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 8 sales

Property Type Mix

Total: 8 sales

Detached25%
Semi-detached50%
Terraced25%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£100k£178k+78%1.2
GFC & correction2008–2011£280k£670k+139.3%1
Brexit uncertainty2018–2018£612k£612k+0%1

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 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Burnt Oak Underground StationNorthern line
10.2 min walk
Mill Hill Broadway

Nearby stations

Burnt Oak Underground StationNorthern
11 min walk
Queensbury Underground StationJubilee
15 min walk
Colindale Underground StationNorthern
17 min walk
Kingsbury Underground StationJubilee
17 min walk
Edgware Underground StationNorthern
25 min walk
No bus stops within 400m

19

Walkability score

12

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge59 min ↑
Victoria ★54 min
Waterloo58 min ↑
Canary Wharf68 min ↑
City58 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

11

Car parks (800m)

1

EV chargers (800m)

Nearest car park457m
Santander docks (800m)0
Nearest cycle dock6.4 km

Nearby car parks

🅿️
Asda car park
560m
🅿️
Iceland Customer Car Park
741m

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: 34.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 65% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.1 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 52%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 3.2 km

Energy

Solar: 846 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: UNKNOWN LITHOLOGY

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 1

Landslide susceptibility: Low

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 yield845.7 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

KINGS EDGE MEDICAL CENTRE

132 STAG LANE, KINGSBURY, NW9 0QP

2 min walk

81%

Recommend GP

81%

Overall GP experience

9

GPs within 1km

8

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.0 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

56

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketFood 4 Less · 593 m
1 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)

538m

Post office

Nearby shops

Corner 4 News & Booze439 m
Ocean Groceries639 m
Bijal Food Centre712 m

Nearby cafes

Costa630 m
Eats & Bits831 m

Nearby restaurants

Alkis436 m
American Fried Express585 m
Nando's618 m
The Perfect Plaice705 m

Nearby gyms

The Arch Climbing Wall: Arch North416 m

Nearby pharmacies

Asda680 m

Nearby health

Care Dental483 m
Willow Tree Family Doctors757 m
Edgware NHS Walk-In Centre1.1 km
Edgware Community Hospital1.2 km
Food hygiene (5-star)56% of 90

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

ACAT GROUP LTD
ADRIAN INSTALLATIONS LTD
ASSETREE GROUP 2 LTD
ASSETREE LTD
ASSETREE MANAGEMENT LTD

+5 more

Investment

Investment grade, yield and market outlook

65

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
5.0% (good)London avg: 3.8%Strong yield — top 20% of London
Gentrification score14/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

23.8

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,199m
Crossrail 2 route12,118m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,304 nationally

1,831

Est. population

12,678/km²

63%

Employed

40%

Degree educated

£43,300

Median income

6.6%

Claimant rate

Inner cityHigh densityEstablished mixed

42

Community stability

Age profile

20%
23%
23%
18%
16%
Under 1820%
18–3423%
35–4923%
50–6418%
65+16%

Tenure

28%
21%
26%
18%
Own outright28%
Own (mortgage)21%
Private rent26%
Social rent18%
Shared ownership7%

Ethnicity

22%
42%
White British13%
White Other22%
Asian42%
Black10%
Mixed5%
Other9%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine19%
No car household27%
Unemployed5%
No qualifications23%

Housing tenure (Census 2021)

Private rent26%
Social rent18%

vs. London

Income vs London+3.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
2
Local approval rate
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)
57
Largest scheme
460 homes · Land at Junction of, Land at Junction of, Capitol Way, Edgware Road, NW9
Pipeline pressure
NONE

Named schemes (500m)

LAND AT THE NORTH-EASTERN END OF, LAND AT THE NORTH-EASTERN END OF, DE HAVILLAND ROAD, HA8 6LB74 homes
completed
43, 43, Fairway Avenue, London, NW9 0ET4 homes
completed
69 Tewkesbury Gardens, London, NW9 0QU, 692 homes
completed
63 Limesdale Gardens, Edgware, HA8 5HY2 homes
completed
32 Redhill Drive, Edgware, HA8 5JN2 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
16.7%
Election year
2022
MP
Bob Blackman (Conservative)
MP majority
11,680
Constituency
Harrow East

Councillors

Kanta MistryConservative
Jayanti PatelConservative
Sandra KabirLabour

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Key facts for HA8 5LL

Full postcodeHA8 5LL
Postcode districtHA8
BoroughLondon Borough of Brent
WardQueensbury
Latitude51.595994
Longitude-0.269692
Parliamentary constituencyHarrow East
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