Welsh Harp · Brent · Brent East constituency · 51.55968, -0.25682

NW10 0LS— Welsh Harp, Brent

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

The practical family move

 

Schools 100%Safety 67/100Transport 35/100~3% 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
67
Schools
90
Transport
35
Environment
47
Investment
38

The bottom line

NW10 0LS 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 0LS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Medium

London Benchmarks

vs London income-6.9% vs London avg
vs London crime+73.0% vs London avg

Deep-dive guides for NW10 0LS

🛡️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 0LS 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 · 5 min walk

KS2: 105.7

★★

Secondary

North Brent School

Good · Inspected Mar 2024 · 14 min walk

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

112.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 2775.0%

+45% vs borough

Crime by type

Violence & sexual offences27%
Anti-social behaviour24%
Other22%
Vehicle crime9%
Burglary6%
Drug offences6%
Theft3%
Robbery2%

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 +73% 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£6,952/m²
Price per ft²£646/ft²
Avg floor area97.1 m²

EPC breakdown

C
1%
D
12%
E
2%

Based on 15 properties · Confidence: medium

Street mix

Semi 33%Terraced 67%

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£242,750
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)
RoofPitched, no insulation
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

1997–2024 · CAGR

+7%

Total change

+528%

Market Activity

Price Velocity & Acceleration

Current Velocity

+70.9%

per year

Acceleration

+52.98

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £600k–£700k · 6 sales

Property Type Mix

Total: 6 sales

Semi-detached33.3%
Terraced66.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£108k£108k+0%1
Post-dot-com plateau2003–2003£280k£280k+0%1
GFC & correction2008–2009£355k£335k-5.6%1
Help-to-Buy recovery2013–2013£395k£395k+0%1
Current market2024–2024£675k£675k+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
Sales Volume75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Neasden StationJubilee line
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
27 min walk
Stonebridge Park Underground StationBakerloo
27 min walk
No bus stops within 400m

26

Walkability score

60

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 park672m
Santander docks (800m)0
Nearest cycle dock3.8 km

Nearby car parks

🅿️
Tesco Extra Car Park
672m
🅿️
Ikea Overflow Car Park
748m
🅿️
Ikea Car Park· no
787m

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: 22%
Less green space than 81% of London

Nearest SSSI: Brent Reservoir SSSI — 1.5 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

8 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

28

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 (302 m)

Nearest supermarketIceland · 350 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)

618m

Post office

Nearby shops

Way 2 Save293 m
Tesco Express386 m
Shami Food and Groceries444 m
Arush Newsagent797 m

Nearby restaurants

McDonald's479 m
Nando's615 m
Subway696 m
IKEA Restaurant712 m

Nearby pubs

Katie's Bar302 m
Tiffty Tom's463 m

Nearby pharmacies

Clockwork Pharmacy352 m
Tesco Pharmacy614 m
Food hygiene (5-star)73% of 67

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

A

High street health

Investment

Investment grade, yield and market outlook

38

Investment score

Weak

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

Low gross yield (2.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
2.8% (low)London avg: 3.8%Below average yield — bottom 66%
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

26.2

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,984m
Crossrail 2 route9,279m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,167 nationally

2,048

Est. population

8,864/km²

55%

Employed

29%

Degree educated

£39,100

Median income

12.0%

Claimant rate

Inner cityHigh densityRenters

31

Community stability

Age profile

24%
25%
21%
19%
Under 1824%
18–3425%
35–4921%
50–6419%
65+12%

Tenure

17%
42%
30%
Own outright17%
Own (mortgage)10%
Private rent42%
Social rent30%
Shared ownership1%

Ethnicity

25%
21%
25%
White British11%
White Other25%
Asian21%
Black25%
Mixed5%
Other13%

Employment & lifestyle

Managerial / professional16%
Routine / semi-routine24%
No car household44%
Unemployed6%
No qualifications28%

Housing tenure (Census 2021)

Private rent42%
Social rent30%

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)
49
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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Compare Brent with nearby boroughs:

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Key facts for NW10 0LS

Full postcodeNW10 0LS
Postcode districtNW10
BoroughLondon Borough of Brent
WardWelsh Harp
Latitude51.559682
Longitude-0.256817
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