Willesden Green · Brent · Brent East constituency · 51.55516, -0.24158

NW10 1BB— Willesden Green, Brent

Location and area intelligence for NW10 1BB, Willesden Green, Brent

The family fortress

 

Schools 100%Safety 80/100Transport 43/100~8% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong for families — high safety and school scores

Liveability
58
Safety
80
Schools
90
Transport
43
Environment
78
Investment
61

The bottom line

NW10 1BB offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW10 1BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+8.3% vs London avg
vs London crime+8.0% vs London avg

Deep-dive guides for NW10 1BB

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How NW10 1BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Northview Junior and Infant School

Good · Inspected May 2022 · 5 min walk

KS2: 102.9

—

Secondary

Menorah High School for Girls

Not yet inspected · 10 min walk

P8: +1.61A8: 69.2

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 16 min walk

5 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

69.9 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

-10% vs borough

Crime by type

Violence & sexual offences27%
Other25%
Anti-social behaviour16%
Vehicle crime11%
Drug offences7%
Burglary7%
Theft6%
Robbery2%

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) · 1.2km

Crime is +8% 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£6,071/m²
Price per ft²£564/ft²
Avg floor area40.5 m²

EPC breakdown

B
2%
C
52%
D
13%
E
1%

Based on 68 properties · Confidence: high

Street mix

Terraced 4%Flat 96%

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£101,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,386
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+5.3%

Total change

+348%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.3%

per year

Acceleration

-21.46

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £150k–£175k · 93 sales

Property Type Mix

Total: 93 sales

Terraced4.3%
Flat/maisonette95.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£55k£90k+65.1%6.6
Post-dot-com plateau2001–2004£95k£150k+57.9%4.8
Pre-crash peak2005–2007£147k£180k+22.9%4
GFC & correction2008–2012£168k£160k-4.6%1.8
Help-to-Buy recovery2013–2016£207k£238k+15%2.5
Brexit uncertainty2017–2018£231k£300k+29.7%2
Rate-rise correction2022–2023£235k£266k+13.2%2
Current market2024–2024£244k£244k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.6%
District
5.6%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Dollis Hill Underground StationJubilee line
4.8 min walk
Brent Cross West Station

Nearby stations

Dollis Hill Underground StationJubilee
5 min walk
Neasden Underground StationJubilee
7 min walk
Willesden Green Underground StationJubilee · Metropolitan
19 min walk
Brent Cross West StationNational Rail
23 min walk
Harlesden Rail StationLioness
30 min walk
No bus stops within 400m

20

Walkability score

83

Footpaths (500m)

0

Santander docks (800m)

3.0 km

Nearest cycle dock

Central London commute times

London Bridge ★43 min
Victoria46 min ↑
Waterloo45 min ↑
Canary Wharf53 min ↑
City49 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park483m
Santander docks (800m)0
Nearest cycle dock3.0 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
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.6 km away✗ Not Green Belt✗ Not AONB56% green spaceTree canopy: 49%
More green space than 97% of London

Nearest SSSI: Brent Reservoir SSSI — 1.9 km

Energy

Solar: 851 kWh/kWp/yr

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 yield850.9 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

GLADSTONE MEDICAL CENTRE

5 DOLLIS HILL LANE, NW2 6JH

6 min walk

78%

Recommend GP

78%

Overall GP experience

4

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCentral Middlesex Hospital · 3.2 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Tony's (694 m)

Nearest supermarketIceland · 1.0 km
3 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)

858m

Post office

Nearby shops

Asda Express253 m
Greengrocer355 m
Arush Newsagent574 m
Shami Food and Groceries783 m

Nearby cafes

The Stables631 m
Saffron Chai884 m

Nearby restaurants

Manon Grill366 m

Nearby pubs

Tony's694 m
Tiffty Tom's760 m
Food hygiene (5-star)72% of 53

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

61

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
8.0% (high)London avg: 3.8%Strong yield — top 6% of London
Gentrification score14/100
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

44.3

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,825m
Crossrail 2 route8,111m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,867 nationally

1,703

Est. population

13,399/km²

57%

Employed

46%

Degree educated

£45,500

Median income

7.6%

Claimant rate

Inner cityHigh densityEstablished mixed

41

Community stability

Age profile

24%
22%
22%
18%
14%
Under 1824%
18–3422%
35–4922%
50–6419%
65+14%

Tenure

32%
21%
37%
Own outright32%
Own (mortgage)21%
Private rent38%
Social rent9%
Shared ownership1%
Rent free0%

Ethnicity

26%
26%
25%
White British26%
White Other26%
Asian25%
Black8%
Mixed7%
Other9%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine15%
No car household45%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Private rent38%
Social rent9%

vs. London

Income vs London+8.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
118
Largest scheme
160 homes · Dollis Hill Estate, Dollis Hill Estate, Brook Road, NW2 7BZ
Pipeline pressure
NONE

Named schemes (500m)

Warranty House, Warranty House, Dudden Hill Lane, NW10 1DD136 homes
completed
CORNMOW DRIVE (1), CORNMOW DRIVE (1), LANCASTER ROAD, NW10114 homes
completed
SOUTHVIEW AVENUE, DUDDEN HILL LANE, NW1074 homes
completed
COLLEGE OF NW LONDON (WILLESDEN SITE), COLLEGE OF NW LONDON (WILLESDEN SITE), DENZIL ROAD, DUDDEN HILL LANE, NW10 2XD41 homes
completed
391-395, 391-395, Chapter Road, NW2 5NG38 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.4%
Election year
2022
MP
Dawn Butler (Labour)
MP majority
13,047
Constituency
Brent East

Councillors

Janice Elizabeth LongLabour
Saqlain Aftab ChoudryLabour
Tom MillerLabour

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Key facts for NW10 1BB

Full postcodeNW10 1BB
Postcode districtNW10
BoroughLondon Borough of Brent
WardWillesden Green
Latitude51.555156
Longitude-0.241584
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