Dollis Hill · Brent · Brent East constituency · 51.55596, -0.24307

NW10 1BS— Dollis Hill, Brent

Location and area intelligence for NW10 1BS, Dollis Hill, Brent

The family fortress

 

Schools 100%Safety 76/100Transport 42/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
54
Safety
76
Schools
90
Transport
42
Environment
77
Investment
37

The bottom line

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

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW10 1BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-6.9% vs London avg
vs London crime+48.0% vs London avg

Deep-dive guides for NW10 1BS

🛡️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 1BS 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 · 4 min walk

KS2: 102.9

—

Secondary

Menorah High School for Girls

Not yet inspected · 9 min walk

P8: +1.61A8: 69.2

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

96.0 incidents per 1,000 residents

Higher crime than 72% of London
→ Stable

+24% vs borough

Crime by type

Violence & sexual offences24%
Other24%
Anti-social behaviour17%
Drug offences14%
Vehicle crime9%
Burglary8%
Theft4%
Robbery1%

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) · 1.4km

Crime is +48% above London average

Property

12 Jun

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£6,516/m²
Price per ft²£605/ft²
Avg floor area110.8 m²

EPC breakdown

C
3%
D
8%
E
6%

Based on 17 properties · Confidence: medium

Street mix

Terraced 100%

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£277,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

+6.5%

Total change

+521%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.4%

per year

Acceleration

+21.28

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £600k–£700k · 22 sales

Property Type Mix

Total: 22 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1996£119k£118k-1.1%1.5
Post-dot-com plateau2003–2003£345k£345k+0%4
GFC & correction2009–2009£210k£210k+0%1
Help-to-Buy recovery2013–2016£500k£650k+30%1
Brexit uncertainty2017–2017£820k£820k+0%1
Pandemic surge2020–2021£1.00m£660k-34%2
Rate-rise correction2022–2023£945k£740k-21.7%2.5
Current market2024–2024£737k£737k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
8.3%
District
8.3%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

83out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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
Dollis Hill Underground StationJubilee line
6.3 min walk
Brent Cross West Station

Nearby stations

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

14

Walkability score

43

Footpaths (500m)

0

Santander docks (800m)

3.1 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park418m
Santander docks (800m)0
Nearest cycle dock3.1 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 6.7 km away✗ Not Green Belt✗ Not AONB55% green spaceTree canopy: 61%
More green space than 97% of London

Nearest SSSI: Brent Reservoir SSSI — 1.8 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

5 min walk

78%

Recommend GP

78%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest hospitalCentral Middlesex Hospital · 3.2 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Tiffty Tom's (624 m)

Nearest supermarketIceland · 876 m
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)

722m

Post office

Nearby shops

Asda Express277 m
Greengrocer490 m
Arush Newsagent505 m
Shami Food and Groceries647 m

Nearby cafes

The Stables623 m
Saffron Chai919 m

Nearby restaurants

Manon Grill501 m

Nearby pubs

Tiffty Tom's624 m
Tony's790 m
Katie's Bar839 m

Nearby pharmacies

Clockwork Pharmacy743 m
Food hygiene (5-star)71% of 51

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

37

Investment score

Weak

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

Low gross yield (2.6%) 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
2.6% (low)London avg: 3.8%Below average yield — bottom 72%
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

29

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,961m
Crossrail 2 route8,240m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,419 nationally

1,770

Est. population

12,942/km²

55%

Employed

36%

Degree educated

£39,100

Median income

14.3%

Claimant rate

Inner cityHigh densityEstablished mixed

35

Community stability

Age profile

30%
22%
22%
14%
Under 1830%
18–3422%
35–4922%
50–6414%
65+12%

Tenure

23%
20%
45%
Own outright23%
Own (mortgage)20%
Private rent45%
Social rent11%
Shared ownership1%
Rent free0%

Ethnicity

18%
19%
28%
16%
White British18%
White Other19%
Asian28%
Black16%
Mixed6%
Other13%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine23%
No car household40%
Unemployed5%
No qualifications26%

Housing tenure (Census 2021)

Private rent45%
Social rent11%

vs. London

Income vs London-6.9%

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)
97
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
SITE OF 'ALBERT HOUSE' & 'ALBERT WORKS', SITE OF 'ALBERT HOUSE' & 'ALBERT WORKS', DUDDEN HILL LANE, SOUTHVIEW AVENUE, NW1024 homes
completed
LAND BETWEEN, 20 & 23, LAND BETWEEN, 20 & 23, WESTVIEW CLOSE, NW1024 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
21.6%
Election year
2022
MP
Dawn Butler (Labour)
MP majority
13,047
Constituency
Brent East

Councillors

Parvez AhmedLabour
Liz DixonLabour
Arshad MahmoodLabour

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Key facts for NW10 1BS

Full postcodeNW10 1BS
Postcode districtNW10
BoroughLondon Borough of Brent
WardDollis Hill
Latitude51.555961
Longitude-0.243067
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