Welsh Harp · Brent · Brent East constituency · 51.56359, -0.25326

NW10 0HD— Welsh Harp, Brent

Location and area intelligence for NW10 0HD, Welsh Harp, Brent

The practical family move

 

Schools 100%Safety 84/100Transport 30/100

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
51
Safety
84
Schools
60
Transport
30
Environment
64
Investment
70

The bottom line

NW10 0HD offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Investors who can accept its trade-offs.

The catch: 50 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Toggle the things that matter to you — see how NW10 0HD scores on each.

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Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

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Location

NW10 0HD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-6.4% vs London avg
vs London crime-38.0% vs London avg

Deep-dive guides for NW10 0HD

🛡️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 NW10 0HD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Wykeham Primary School

Not yet inspected · Inspected Nov 2024 · 2 min walk

KS2: 105.7

—

Secondary

E-ACT Crest Academy

Not yet inspected · 10 min walk

P8: +0.03A8: 42.6

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

40.4 incidents per 1,000 residents

Better than 71% of London
→ Stable

-48% vs borough

Crime by type

Violence & sexual offences24%
Anti-social behaviour23%
Other23%
Vehicle crime13%
Drug offences9%
Burglary6%
Theft4%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 2.4km

Crime is 38% below London average

Property

Prices, sales volume and market trends

Avg floor area74.5 m²

EPC breakdown

C
3%
D
15%
E
7%
F
1%

Based on 26 properties · Confidence: medium

Street mix

Semi 35%Terraced 47%Detached 6%Flat 12%

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 yield851 kWh/kWp/yr
Rebuild cost estimate£186,250
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
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,735
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+7.4%

Total change

+591%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.8%

per year

Acceleration

+34.56

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £450k–£500k · 17 sales

Property Type Mix

Total: 17 sales

Detached5.9%
Semi-detached35.3%
Terraced47.1%
Flat/maisonette11.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£68k£118k+73.5%1
Post-dot-com plateau2001–2003£154k£220k+42.9%1.3
Pre-crash peak2005–2007£245k£289k+18%1.5
GFC & correction2010–2011£250k£250k+0%1
Help-to-Buy recovery2015–2016£470k£396k-15.8%1.5
Rate-rise correction2022–2022£470k£470k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Neasden StationJubilee line
12.7 min walk
Hendon

Nearby stations

Neasden Underground StationJubilee
14 min walk
Dollis Hill Underground StationJubilee
20 min walk
Wembley Park Underground StationJubilee · Metropolitan
23 min walk
HendonNational Rail
26 min walk
Stonebridge Park Rail StationLioness
33 min walk
No bus stops within 400m

28

Walkability score

52

Footpaths (500m)

0

Santander docks (800m)

3.9 km

Nearest cycle dock

Central London commute times

London Bridge ★50 min
Victoria53 min ↑
Waterloo53 min ↑
Canary Wharf60 min ↑
City57 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park651m
Santander docks (800m)0
Nearest cycle dock3.9 km

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: 21.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 89% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.8 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 16%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 1.0 km

Energy

Solar: 851 kWh/kWp/yr

Ground stability

Geology: UNKNOWN LITHOLOGY

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): None recorded

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 yield850.7 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

NEASDEN MEDICAL CENTRE

21 TANFIELD AVENUE, NEASDEN, NW2 7SA

7 min walk

64%

Recommend GP

64%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospital · 3.6 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

20

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

Nearest supermarketIceland · 268 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
981 licensed premises in borough386 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

421m

Post office

Nearby shops

Way 2 Save391 m
Tesco Express407 m
Shami Food and Groceries492 m
Arush Newsagent1.1 km

Nearby cafes

Jane's Garden Café974 m

Nearby restaurants

McDonald's442 m
Nando's1.1 km
Subway1.1 km

Nearby pubs

Katie's Bar343 m
Tiffty Tom's512 m

Nearby pharmacies

Clockwork Pharmacy427 m
Tesco Pharmacy1.1 km
Food hygiene (5-star)67% of 66

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

70

Investment score

Strong

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,600London avg: £1,950/mo
Gentrification score11/100
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

10

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,025m
Crossrail 2 route9,228m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,702 nationally

1,980

Est. population

23,446/km²

60%

Employed

30%

Degree educated

£39,300

Median income

7.7%

Claimant rate

Inner cityVery high densityRenters

30

Community stability

Age profile

32%
18%
25%
18%
Under 1832%
18–3418%
35–4925%
50–6418%
65+8%

Tenure

16%
17%
50%
15%
Own outright16%
Own (mortgage)17%
Private rent50%
Social rent15%
Shared ownership1%
Rent free0%

Ethnicity

14%
28%
16%
30%
White British14%
White Other28%
Asian16%
Black30%
Mixed4%
Other9%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine26%
No car household40%
Unemployed4%
No qualifications28%

Housing tenure (Census 2021)

Private rent50%
Social rent15%

vs. London

Income vs London-6.4%

Planning

Conservation areas and development

Conservation area
No
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)
63
Largest scheme
140 homes · NEASDEN VILLAGE, 43, NEASDEN VILLAGE, 43, AYLESBURY STREET, NW10 0AR
Pipeline pressure
NONE

Named schemes (500m)

Press House, Press House, Press Road, NW10 0DW74 homes
completed
Dicey , 289-293, Dicey , 289-293, Neasden Lane, NW10 1QR14 homes
completed
321-325, 321-325, Neasden Lane North, NW10 0AH9 homes
completed
Land next to 2 Aylesbury Street & 7 West Way, Aylesbury Street, London9 homes
completed
293, 293, Neasden Lane, London, NW10 1QR8 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
19.7%
Election year
2022
MP
Dawn Butler (Labour)
MP majority
13,047
Constituency
Brent East

Councillors

Mary Elizabeth MitchellLabour
Amer Hussain AghaLabour
Harbi Elmi FarahLabour

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Key facts for NW10 0HD

Full postcodeNW10 0HD
Postcode districtNW10
BoroughLondon Borough of Brent
WardWelsh Harp
Latitude51.563595
Longitude-0.253262
Parliamentary constituencyBrent 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