Welsh Harp · Brent · Brent East constituency · 51.55924, -0.25743

NW10 0LL— Welsh Harp, Brent

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

 

Schools 100%Safety 73/100Transport 30/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
47
Safety
73
Schools
90
Transport
30
Environment
47
Investment
44

The bottom line

NW10 0LL offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families 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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Location

NW10 0LL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighRenters
Buyer fit: GoodInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-6.9% vs London avg
vs London crime+71.0% vs London avg

Deep-dive guides for NW10 0LL

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

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Postcode Personality

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How NW10 0LL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Wykeham Primary School

Not yet inspected · Inspected Nov 2024 · 6 min walk

KS2: 105.7

★★

Secondary

North Brent School

Good · Inspected Mar 2024 · 13 min walk

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

111.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+44% vs borough

Crime by type

Violence & sexual offences30%
Other21%
Anti-social behaviour19%
Theft11%
Robbery6%
Vehicle crime5%
Burglary5%
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: Park Royal Fire Station (G29) · 2.7km

Crime is +71% 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.

Price history

Sales (24 months)1
New build0.0%
Price per m²£7,040/m²
Price per ft²£654/ft²
Avg floor area70.2 m²

EPC breakdown

C
23%
D
23%
E
6%
F
1%

Based on 53 properties · Confidence: high

Street mix

Semi 27%Terraced 42%Flat 27%Other 3%

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 yield851 kWh/kWp/yr
Rebuild cost estimate£175,500
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

1995–2024 · CAGR

+7.4%

Total change

+703%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.5%

per year

Acceleration

-36.40

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £500k–£600k · 32 sales

Property Type Mix

Total: 32 sales

Semi-detached28.1%
Terraced43.8%
Flat/maisonette28.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£61k£165k+170.5%2.8
Post-dot-com plateau2001–2004£140k£281k+101.4%1.5
Pre-crash peak2005–2007£148k£309k+108.8%2.5
GFC & correction2011–2011£298k£298k+0%1
Help-to-Buy recovery2013–2016£300k£550k+83.3%1.7
Brexit uncertainty2019–2019£560k£560k+0%1
Pandemic surge2020–2021£470k£573k+21.9%1
Current market2024–2024£490k£490k+0%1

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
0.1%
District
0.1%
Semi-detached+0% α
Local
13.5%
District
13.5%
Terraced+0% α
Local
36.7%
District
36.7%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

71out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing9
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Neasden StationJubilee line
8.9 min walk
Harlesden

Nearby stations

Neasden Underground StationJubilee
10 min walk
Dollis Hill Underground StationJubilee
19 min walk
Wembley Park Underground StationJubilee · Metropolitan
20 min walk
Stonebridge Park Rail StationLioness
26 min walk
Stonebridge Park Underground StationBakerloo
27 min walk
No bus stops within 400m

25

Walkability score

58

Footpaths (500m)

0

Santander docks (800m)

3.8 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

5

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park625m
Santander docks (800m)0
Nearest cycle dock3.8 km

Nearby car parks

🅿️
Tesco Extra Car Park
625m
🅿️
Ikea Overflow Car Park
696m
🅿️
Ikea Car Park· no
728m

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: 7.7 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 28%
Less green space than 80% of London

Nearest SSSI: Brent Reservoir SSSI — 1.6 km

Energy

Solar: 851 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

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

9 min walk

64%

Recommend GP

64%

Overall GP experience

5

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCentral Middlesex Hospital · 3.2 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Katie's Bar (359 m)

Nearest supermarketIceland · 411 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

575m

Post office

Nearby shops

Way 2 Save345 m
Tesco Express437 m
Shami Food and Groceries487 m
Arush Newsagent787 m

Nearby restaurants

McDonald's510 m
Nando's571 m
IKEA Restaurant653 m
Subway657 m

Nearby pubs

Katie's Bar359 m
Tiffty Tom's504 m

Nearby pharmacies

Clockwork Pharmacy400 m
Tesco Pharmacy575 m
Food hygiene (5-star)75% of 64

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

44

Investment score

Moderate

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
3.9% (average)London avg: 3.8%Above average yield
Gentrification score11/100
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

27.1

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,993m
Crossrail 2 route9,300m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,442 nationally

1,768

Est. population

10,734/km²

53%

Employed

30%

Degree educated

£39,100

Median income

16.8%

Claimant rate

SuburbanHigh densityRenters

31

Community stability

Age profile

21%
23%
23%
20%
Under 1821%
18–3423%
35–4923%
50–6420%
65+12%

Tenure

21%
47%
19%
Own outright21%
Own (mortgage)13%
Private rent47%
Social rent19%
Shared ownership1%

Ethnicity

26%
26%
19%
White British11%
White Other26%
Asian26%
Black19%
Mixed6%
Other12%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine24%
No car household47%
Unemployed9%
No qualifications28%

Housing tenure (Census 2021)

Private rent47%
Social rent19%

vs. London

Income vs London-6.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
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)
45
Largest scheme
149 homes · FORMER NEASDEN HIGH SCHOOL, FORMER NEASDEN HIGH SCHOOL, QUAINTON STREET, NW10 0BG
Pipeline pressure
NONE

Named schemes (500m)

NEASDEN VILLAGE, 43, NEASDEN VILLAGE, 43, AYLESBURY STREET, NW10 0AR140 homes
completed
Press House, Press House, Press Road, NW10 0DW74 homes
completed
Land next to 2 Aylesbury Street & 7 West Way, Aylesbury Street, London9 homes
completed
321-325, 321-325, Neasden Lane North, NW10 0AH9 homes
completed
Flats 1-7, 399 Neasden Lane North, London, NW10 0BD, 3997 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 0LL

Full postcodeNW10 0LL
Postcode districtNW10
BoroughLondon Borough of Brent
WardWelsh Harp
Latitude51.559241
Longitude-0.257425
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