Queensbury · Brent · Harrow East constituency · 51.59561, -0.28329

HA8 5PS— Queensbury, Brent

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 43/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
59
Safety
74
Schools
90
Transport
43
Environment
50
Investment
55

The bottom line

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

The catch: 48 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA8 5PS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.1% vs London avg
vs London crime+66.0% vs London avg

Deep-dive guides for HA8 5PS

🛡️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

“High-connectivity investment target”

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How HA8 5PS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Stag Lane Primary School

Not yet inspected · Inspected Oct 2024 · 6 min walk

KS2: 107.8

★★

Secondary

Canons High School

Good · Inspected Jan 2023 · 7 min walk

P8: -0.04A8: 48.1

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 75 min walk

8 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

108.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+40% vs borough

Crime by type

Other26%
Anti-social behaviour20%
Violence & sexual offences20%
Burglary12%
Vehicle crime8%
Theft6%
Robbery5%
Drug offences4%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 1.3km

Crime is +66% above 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.

HA8 district median

£386,500

Based on 99 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£3,898/m²
Price per ft²£362/ft²
Avg floor area58.4 m²

EPC breakdown

C
11%
D
7%
E
4%

Based on 22 properties · Confidence: medium

Street mix

Flat 95%Other 5%

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 yield846 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£146,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,952
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2024 · CAGR

+6%

Total change

+360%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.0%

per year

Acceleration

+62.37

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £50k–£75k · 18 sales

Property Type Mix

Total: 18 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£50k£64k+28.4%1.7
Post-dot-com plateau2001–2003£70k£195k+178.6%1
Pre-crash peak2007–2007£210k£210k+0%1
GFC & correction2008–2011£128k£191k+48.8%1.5
Help-to-Buy recovery2014–2014£145k£145k+0%1
Brexit uncertainty2017–2017£210k£210k+0%1
Pandemic surge2020–2021£280k£380k+36%1.5
Rate-rise correction2022–2022£200k£200k+0%1
Current market2024–2024£230k£230k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.1% alpha

Flat/maisonette-0.1% α
Local
6.3%
District
6.4%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Queensbury Underground StationJubilee line
3 min walk
South Kenton

Nearby stations

Queensbury Underground StationJubilee
3 min walk
Kingsbury Underground StationJubilee
15 min walk
Burnt Oak Underground StationNorthern
19 min walk
Canons Park Underground StationJubilee
20 min walk
Edgware Underground StationNorthern
26 min walk
No bus stops within 400m

36

Walkability score

42

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★48 min
Victoria50 min ↑
Waterloo50 min ↑
Canary Wharf58 min ↑
City55 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

3

Car parks (800m)

1

EV chargers (800m)

Nearest car park360m
Santander docks (800m)0
Nearest cycle dock6.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 11.7 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 40%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 3.7 km

Energy

Solar: 846 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): 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

MOLLISON WAY SURGERY

45C-46 SOUTH PARADE, MOLLISON WAY, HARROW, HA8 5QL

5 min walk

69%

Recommend GP

69%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 574 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

9

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Jürgen's Lounge (714 m)

Nearest supermarketHak Food Centre · 444 m
1 tennis courts

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)

1.3km

Post office

Nearby shops

Food 4 Less124 m
Hamilton News154 m
Sugar & Spice Mini Market213 m
Prahova1.2 km

Nearby cafes

Joe's Bake and Bite207 m

Nearby restaurants

Marabar130 m
Hungry Head134 m
Chicken Land147 m
Maruthi Rice and Curry200 m

Nearby pubs

Jürgen's Lounge714 m

Nearby gyms

FitnessFirst1.2 km

Nearby health

Queensbury Dental Surgery137 m
mydentist298 m
Kenton Dental Centre1.2 km
Food hygiene (5-star)53% of 55

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

ANE GLOBAL LIMITED
FUJI MAINTENANCE SOLUTIONS LTD

Investment

Investment grade, yield and market outlook

55

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 score15/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months0

Rental market

High

Demand

Low

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

45.9

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,868m
Crossrail 2 route12,844m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,490 nationally

1,815

Est. population

8,173/km²

63%

Employed

34%

Degree educated

£43,300

Median income

5.6%

Claimant rate

Inner cityHigh densityRenters

35

Community stability

Age profile

21%
28%
23%
15%
Under 1821%
18–3428%
35–4923%
50–6415%
65+13%

Tenure

29%
18%
46%
Own outright29%
Own (mortgage)18%
Private rent46%
Social rent6%
Shared ownership1%
Rent free0%

Ethnicity

30%
48%
White British10%
White Other30%
Asian48%
Black6%
Mixed2%
Other4%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine21%
No car household30%
Unemployed5%
No qualifications27%

Housing tenure (Census 2021)

Private rent46%
Social rent6%

vs. London

Income vs London+3.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Planning apps (3 years)
3
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)
69
Largest scheme
194 homes · Car Park North East of Morrisons, Honeypot Lane, NW9 & Vacant Land at the junction of Westmoreland Road, NW9 and Cumberland Road, Stanmore, HA7, Car Park North East of Morrisons
Pipeline pressure
NONE

Named schemes (500m)

Car Park North East of Morrisons, Honeypot Lane, NW9 & Vacant Land at the junction of Westmoreland Road, NW9 and Cumberland Road, Stanmore, HA7, Car Park North East of Morrisons194 homes
completed
Freetrade House, Freetrade House, Lowther Road, HA7 1EP14 homes
completed
Former Clinic/Scout Hut, Rear of, Former Clinic/Scout Hut, Rear of, Tenby Road, Edgware, HA8 6DP10 homes
completed
The Flying Eagle Public House, The Flying Eagle Public House, Mollison Way, Edgware, HA8 5QH6 homes
completed
140, 140, Mollison Way, Edgware, HA8 5QZ2 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 5PS

Full postcodeHA8 5PS
Postcode districtHA8
BoroughLondon Borough of Brent
WardQueensbury
Latitude51.595610
Longitude-0.283292
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