Willesden Green · Brent · Brent East constituency · 51.55269, -0.24070

NW10 1EE— Willesden Green, Brent

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

The family fortress

 

Schools 100%Safety 80/100Transport 47/100Low yield 2.99%

Best for: Families

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Strong for families — high safety and school scores

Liveability
57
Safety
80
Schools
90
Transport
47
Environment
76
Investment
41

The bottom line

NW10 1EE offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £642,500 median — a strong choice for Families.

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Location

NW10 1EE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+23.6% vs London avg
vs London income+8.3% vs London avg
vs London crime+8.0% vs London avg

Deep-dive guides for NW10 1EE

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

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“The family fortress”

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How NW10 1EE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Andrew and St Francis CofE Primary School

Not yet inspected · 7 min walk

KS2: 104.8

★★

Secondary

North Brent School

Good · Inspected Mar 2024 · 8 min walk

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 13 min walk

5 primaries · 1 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 967m

Crime is +8% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£642,500

Median sale price

Above London median by 24%

£642,500 is 24% above the London median (£520,000)

-2.4%

This year

Semi-detached

Dominant type

Price history

5-year change
-12.0%
Sales (24 months)6
New build0.0%
Avg semi-detached£650,000
Avg flat£320,000
Price per m²£6,946/m²
Price per ft²£645/ft²
Avg floor area93.1 m²

EPC breakdown

C
16%
D
13%
E
5%

Based on 34 properties · Confidence: high

Street mix

Semi 78%Terraced 7%Detached 4%Flat 7%Other 4%

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

Stamp duty

Standard buyer£19,625
First-time buyerFTB
£19,625
Additional propertyBTL/2nd
£38,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

14.1×

Price-to-income

£3,214/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£232,750
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, 200 mm loft insulation
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

1995–2025 · CAGR

+7%

Total change

+660%

Market Activity

Price Velocity & Acceleration

Current Velocity

+97.0%

per year

Acceleration

+151.76

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £600k–£700k · 26 sales

Property Type Mix

Total: 26 sales

Detached3.8%
Semi-detached80.8%
Terraced7.7%
Flat/maisonette7.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£86k£140k+63.7%1.7
Post-dot-com plateau2001–2003£223k£249k+11.6%2.7
Pre-crash peak2006–2006£330k£330k+0%1
GFC & correction2009–2009£370k£370k+0%1
Help-to-Buy recovery2013–2013£450k£450k+0%1
Brexit uncertainty2019–2019£471k£471k+0%2
Pandemic surge2020–2021£760k£730k-3.9%1
Current market2024–2025£330k£650k+97%3

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
7%
District
7%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

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
1.7 min walk
Willesden Junction

Nearby stations

Dollis Hill Underground StationJubilee
2 min walk
Neasden Underground StationJubilee
8 min walk
Willesden Green Underground StationJubilee · Metropolitan
17 min walk
Harlesden Rail StationLioness
27 min walk
Harlesden Underground StationBakerloo
27 min walk
No bus stops within 400m

22

Walkability score

142

Footpaths (500m)

0

Santander docks (800m)

2.8 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 park382m
Santander docks (800m)0
Nearest cycle dock2.8 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: 6.3 km away✗ Not Green Belt✗ Not AONB51% green spaceTree canopy: 64%
More green space than 96% of London

Nearest SSSI: Brent Reservoir SSSI — 2.1 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

10 min walk

78%

Recommend GP

78%

Overall GP experience

4

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCentral Middlesex Hospital · 3.0 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

25

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Tony's (424 m)

Nearest supermarketIceland · 1.3 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)

1.1km

Post office

Nearby shops

Greengrocer177 m
Asda Express263 m
Arush Newsagent642 m
Sainsbury's Local688 m

Nearby cafes

Saffron Chai705 m
The Stables856 m

Nearby restaurants

Manon Grill172 m
Varanda Brazil819 m

Nearby pubs

Tony's424 m
Food hygiene (5-star)68% of 82

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

41

Investment score

Moderate

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

Low gross yield (3.0%) 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
3.0% (low)London avg: 3.8%Below average yield — bottom 63%
Gentrification score10/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months1

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

8/100

Velocity score

Future outlook

37.6

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,623m
Crossrail 2 route7,956m

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%
Price vs London+23.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
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)
118
Largest scheme
136 homes · Warranty House, Warranty House, Dudden Hill Lane, NW10 1DD
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
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
LAND TO REAR AND, 311, 331 & 333, LAND TO REAR AND, 311, 331 & 333, HIGH ROAD, WILLESDEN, NW10 2JT32 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£642,500)

£19,625

Standard buyer

£19,625

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for NW10 1EE

Full postcodeNW10 1EE
Postcode districtNW10
BoroughLondon Borough of Brent
WardWillesden Green
Latitude51.552688
Longitude-0.240698
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