Willesden Green · Brent · Brent East constituency · 51.55358, -0.23631

NW10 1JS— Willesden Green, Brent

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

The family fortress

 

Schools 100%Safety 78/100Transport 42/100~2% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
57
Safety
78
Schools
60
Transport
42
Environment
78
Investment
30

The bottom line

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

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW10 1JS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+8.3% vs London avg
vs London crime+27.0% vs London avg

Deep-dive guides for NW10 1JS

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How NW10 1JS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Andrew and St Francis CofE Primary School

Not yet inspected · 6 min walk

KS2: 104.8

—

Secondary

Menorah High School for Girls

Not yet inspected · 13 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 · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

82.3 incidents per 1,000 residents

Higher crime than 62% of London
→ Stable

+7% vs borough

Crime by type

Violence & sexual offences28%
Other21%
Anti-social behaviour18%
Drug offences12%
Vehicle crime10%
Burglary5%
Theft4%
Robbery3%

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) · 1.0km

Crime is +27% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£7,444/m²
Price per ft²£692/ft²
Avg floor area133.9 m²

EPC breakdown

C
1%
D
6%
E
2%

Based on 9 properties · Confidence: low

Street mix

Semi 80%Terraced 20%

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£334,750
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 (assumed)
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

1995–2026 · CAGR

+7.3%

Total change

+782%

Market Activity

Price Velocity & Acceleration

Current Velocity

-37.0%

per year

Acceleration

-42.28

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £600k–£700k · 15 sales

Property Type Mix

Total: 15 sales

Semi-detached80%
Terraced20%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£85k£230k+170.6%1
Post-dot-com plateau2001–2004£249k£390k+56.6%1
Pre-crash peak2005–2006£298k£375k+25.8%1
Help-to-Buy recovery2013–2016£610k£723k+18.4%1
Brexit uncertainty2017–2017£858k£858k+0%2
Rate-rise correction2022–2022£1.13m£1.13m+0%1
Current market2025–2026£1.19m£750k-37%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Dollis Hill Underground StationJubilee
3 min walk
Neasden Underground StationJubilee
12 min walk
Willesden Green Underground StationJubilee · Metropolitan
14 min walk
Brent Cross West StationNational Rail
23 min walk
Brondesbury Park Rail StationMildmay
29 min walk
No bus stops within 400m

18

Walkability score

64

Footpaths (500m)

0

Santander docks (800m)

2.8 km

Nearest cycle dock

Central London commute times

London Bridge ★42 min
Victoria45 min ↑
Waterloo45 min ↑
Canary Wharf52 min ↑
City48 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park656m
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: 6.2 km away✗ Not Green Belt✗ Not AONB58% green spaceTree canopy: 70%
More green space than 98% 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

11 min walk

78%

Recommend GP

78%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCentral Middlesex Hospital · 3.3 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Tony's (634 m)

Nearest supermarketWing Yip · 1.6 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)

1.3km

Post office

Nearby shops

Greengrocer154 m
Asda Express548 m
Sainsbury's Local667 m
DeliBeira780 m

Nearby cafes

Pavilion Cafe542 m
The Stables715 m
Costa Coffee922 m

Nearby restaurants

Manon Grill170 m
Varanda Brazil752 m
K.D.'s takeaway857 m
Golden Dish861 m

Nearby pubs

Tony's634 m
Flynn's856 m
Lula's901 m
The Rising Sun997 m

Nearby pharmacies

Chana Chemist1.2 km

Nearby health

Park Avenue Dental Care609 m
Food hygiene (5-star)57% of 85

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

30

Investment score

Weak

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

Low gross yield (2.0%) 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
2.0% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score14/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

33.4

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,424m
Crossrail 2 route7,706m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,060 nationally

1,617

Est. population

9,311/km²

57%

Employed

46%

Degree educated

£45,500

Median income

10.3%

Claimant rate

SuburbanHigh densityEstablished mixed

43

Community stability

Age profile

21%
23%
24%
17%
16%
Under 1821%
18–3423%
35–4924%
50–6417%
65+16%

Tenure

33%
20%
31%
16%
Own outright33%
Own (mortgage)20%
Private rent31%
Social rent16%
Shared ownership0%
Rent free0%

Ethnicity

19%
26%
26%
White British19%
White Other26%
Asian26%
Black12%
Mixed7%
Other10%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine19%
No car household34%
Unemployed6%
No qualifications18%

Housing tenure (Census 2021)

Private rent31%
Social rent16%

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)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
115
Largest scheme
114 homes · CORNMOW DRIVE (1), CORNMOW DRIVE (1), LANCASTER ROAD, NW10
Pipeline pressure
NONE

Named schemes (500m)

391-395, 391-395, Chapter Road, NW2 5NG38 homes
completed
LAND REAR OF GLADSTONE PARK JMI SCHOOL, LAND REAR OF GLADSTONE PARK JMI SCHOOL, SHERRICK GREEN ROAD, NW1032 homes
completed
LAND AT JUNCTION OF, LAND AT JUNCTION OF, BURNLEY ROAD, CULLINGWORTH ROAD, NW1014 homes
completed
192-198, 192-198, VILLIERS ROAD, NW2 5PU12 homes
completed
387-389, 387-389, Chapter Road, NW2 5NG12 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 1JS

Full postcodeNW10 1JS
Postcode districtNW10
BoroughLondon Borough of Brent
WardWillesden Green
Latitude51.553575
Longitude-0.236308
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