Queensbury · Brent · Harrow East constituency · 51.59817, -0.27072

HA8 5LP— Queensbury, Brent

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

The practical family move

 

Schools 100%Safety 80/100Transport 33/100Yield 4.97%

Best for: Families

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

Liveability
55
Safety
80
Schools
90
Transport
33
Environment
46
Investment
65

The bottom line

HA8 5LP 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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Location

HA8 5LP

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 5LP

🛡️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 5LP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Shalom Noam Primary School

Good · Inspected Jun 2023 · 7 min walk

KS2: 108.2

—

Secondary

Kingsbury High School

Not yet inspected · 12 min walk

P8: +0.36A8: 48.7

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 76 min walk

7 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 2.0km

Crime is +12% above London average

Property

Prices, sales volume and market trends

Avg floor area86.5 m²

EPC breakdown

B
1%
C
1%

Based on 2 properties · Confidence: very_low

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£216,250
Rebuild cost per m²£2,500/m²

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

Council tax band Band EAnnual charge £2,386
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Distribution

P25: £100k–£125k · P75: £100k–£125k · 1 sales

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£110k£110k+0%1

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
8.3 min walk
Mill Hill Broadway

Nearby stations

Burnt Oak Underground StationNorthern
9 min walk
Queensbury Underground StationJubilee
15 min walk
Colindale Underground StationNorthern
18 min walk
Kingsbury Underground StationJubilee
20 min walk
Edgware Underground StationNorthern
22 min walk
No bus stops within 400m

21

Walkability score

16

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

23

Car parks (800m)

1

EV chargers (800m)

Nearest car park408m
Santander docks (800m)0
Nearest cycle dock6.6 km

Nearby car parks

🅿️
Iceland Customer Car Park
495m
🅿️
Burnt Oak Station Car Park
639m
🅿️
Asda car park
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: 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: 11.3 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 70%
Less green space than 93% of London

Nearest SSSI: Brent Reservoir SSSI — 3.4 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

JAI MEDICAL CENTRE (BRENT)

82 STAG LANE, HA8 5LP

0 min walk

72%

Recommend GP

72%

Overall GP experience

13

GPs within 1km

8

Dentists within 1km

4

Care homes (1km)

Nearest hospitalEdgware Community Hospital · 925 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

81

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketIceland · 509 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)

369m

Post office

Nearby shops

Ocean Groceries476 m
Corner 4 News & Booze511 m
Bijal Food Centre554 m

Nearby cafes

Costa417 m
Eats & Bits672 m

Nearby restaurants

American Fried Express479 m
Alkis504 m
The Perfect Plaice599 m
Dixy Chicken602 m

Nearby gyms

The Arch Climbing Wall: Arch North353 m
Xcelerate Gym1.1 km

Nearby health

Care Dental300 m
mydentist689 m
Edgware NHS Walk-In Centre834 m
Edgware Community Hospital925 m
Food hygiene (5-star)51% of 105

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

V&F CONSTRUCTION LTD

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

24.9

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,418m
Crossrail 2 route12,326m

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)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
3
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
250 homes · EDGWARE COMMUNITY HOSPITAL, EDGWARE COMMUNITY HOSPITAL, BURNT OAK BROADWAY, HA8
Pipeline pressure
NONE

Named schemes (500m)

BACS, 3, BACS, 3, De Havilland Road, Edgware, HA8 5PA177 homes
completed
LAND AT THE NORTH-EASTERN END OF, LAND AT THE NORTH-EASTERN END OF, DE HAVILLAND ROAD, HA8 6LB74 homes
completed
49 Burnt Oak Broadway, Edgware, HA8 5JZ, 497 homes
completed
1b & 1c, 1b & 1c, Argyll Gardens, Edgware, HA8 5HB4 homes
completed
7, 7, Argyll Gardens, Edgware, HA8 5HB3 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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Compare Brent with nearby boroughs:

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Key facts for HA8 5LP

Full postcodeHA8 5LP
Postcode districtHA8
BoroughLondon Borough of Brent
WardQueensbury
Latitude51.598168
Longitude-0.270721
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