Brondesbury Park · Brent · Brent East constituency · 51.54278, -0.22999

NW10 2AD— Brondesbury Park, Brent

Location and area intelligence for NW10 2AD, Brondesbury Park, Brent

The practical family move

 

Schools 86%Safety 84/100Transport 35/100

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
59
Safety
84
Schools
90
Transport
35
Environment
64
Investment
67

The bottom line

NW10 2AD offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

NW10 2AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+4.3% vs London avg
vs London crime-32.0% vs London avg

Deep-dive guides for NW10 2AD

🛡️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 2AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Donnington Primary School

Good · Inspected Apr 2023 · 3 min walk

KS2: 102.7

—

Secondary

Harris Lowe Academy Willesden

Not yet inspected · Inspected Nov 2024 · 7 min walk

P8: +0.26A8: 47.2

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

44.3 incidents per 1,000 residents

Better than 67% of London
→ Stable

-43% vs borough

Crime by type

Anti-social behaviour25%
Other22%
Violence & sexual offences21%
Vehicle crime16%
Burglary7%
Robbery5%
Theft3%
Drug offences1%

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) · 500m

Crime is 32% below London average

Property

Prices, sales volume and market trends

Avg floor area216.2 m²

EPC breakdown

C
1%
D
4%
E
4%

Based on 9 properties · Confidence: low

Street mix

Semi 57%Detached 43%

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

Energy & construction

Solar yield855 kWh/kWp/yr
Rebuild cost estimate£540,500
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,952
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2022 · CAGR

+7.4%

Total change

+544%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.6%

per year

Acceleration

-34.91

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £700k+ · 14 sales

Property Type Mix

Total: 14 sales

Detached42.9%
Semi-detached57.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£275k£380k+38.2%1.6
Post-dot-com plateau2001–2003£498k£499k+0.2%1
Help-to-Buy recovery2016–2016£1.35m£1.35m+0%1
Brexit uncertainty2018–2018£1.80m£1.80m+0%1
Rate-rise correction2022–2022£1.77m£1.77m+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
8.1%
District
8.1%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Willesden Green StationMetropolitan line
11 min walk
Kensal Rise

Nearby stations

Willesden Green Underground StationJubilee · Metropolitan
12 min walk
Kensal Rise Rail StationMildmay
14 min walk
Kensal RiseNational Rail
14 min walk
Dollis Hill Underground StationJubilee
15 min walk
Brondesbury Park Rail StationMildmay
17 min walk
No bus stops within 400m

27

Walkability score

120

Footpaths (500m)

0

Santander docks (800m)

2.0 km

Nearest cycle dock

Central London commute times

London Bridge ★45 min
Victoria48 min ↑
Waterloo48 min ↑
Canary Wharf55 min ↑
City53 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

28

Car parks (800m)

6

EV chargers (800m)

Nearest car park241m
Santander docks (800m)0
Nearest cycle dock2.0 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: 22.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.1 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 3.4 km

Energy

Solar: 855 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 yield854.9 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

STAVERTON SURGERY

51 STAVERTON ROAD, NW2 5HA

4 min walk

90%

Recommend GP

90%

Overall GP experience

1

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 2.4 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

10

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

26

Sports (1km)

0

Convenience

Nearest supermarketSahar · 1.3 km
14 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
981 licensed premises in borough386 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.2km

Post office

Nearby shops

Soul Food & Wine313 m
Sidmouth Xpress324 m
Prewett Supermarket352 m
Raj Food & Wine441 m

Nearby cafes

Desire Coffee & Bistro358 m
Cuore380 m
Costa Coffee558 m
Marina Cafe566 m

Nearby restaurants

Ruhit's357 m
K.D.'s takeaway453 m
Golden Dish456 m
Madura470 m

Nearby pubs

The Rising Sun295 m
Flynn's456 m
Lula's536 m
Angie's III735 m

Nearby gyms

Willesden Sports Centre239 m
Nuffield Health Fitness & Wellbeing647 m
ZENW2672 m
The Dojo824 m

Nearby pharmacies

Richard & Curtis346 m
Chana Chemist400 m

Nearby health

Park Avenue Dental Care949 m
Food hygiene (5-star)59% of 88

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

67

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
Gentrification score16/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

23.9

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,413m
Crossrail 2 route6,924m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,746 nationally

1,647

Est. population

12,601/km²

63%

Employed

43%

Degree educated

£43,800

Median income

5.5%

Claimant rate

Inner cityHigh densityRenters

36

Community stability

Age profile

23%
28%
21%
18%
Under 1823%
18–3428%
35–4921%
50–6418%
65+10%

Tenure

20%
20%
41%
19%
Own outright20%
Own (mortgage)20%
Private rent41%
Social rent19%
Shared ownership0%

Ethnicity

19%
25%
21%
14%
13%
White British19%
White Other25%
Asian21%
Black14%
Mixed8%
Other13%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine16%
No car household45%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Private rent41%
Social rent19%

vs. London

Income vs London+4.3%

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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
81
Largest scheme
120 homes · 1-116 DONNINGTON CT.& ELECTRICAL SUB STN, 1-116 DONNINGTON CT.& ELECTRICAL SUB STN, DONNINGTON ROAD, NW10
Pipeline pressure
NONE

Named schemes (500m)

1-116 DONNINGTON CT.& ELECTRICAL SUB STN, 1-116 DONNINGTON CT.& ELECTRICAL SUB STN, DONNINGTON ROAD, NW10120 homes
completed
Willesden Green Library Centre, 95, Willesden Green Library Centre, 95, High Road, Brondesbury Park & Grange Road, NW10 2SF95 homes
completed
THAMES WATER DEPOT AND TRAINING SH, 225, THAMES WATER DEPOT AND TRAINING SH, 225, Harlesden Road, London, NW10 3SD26 homes
completed
Telephone Exchange, Telephone Exchange, St Andrews Road, NW10 2QS23 homes
completed
Land rear of St Andrews Church, Land rear of St Andrews Church, High Road, NW1017 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
29.4%
Election year
2022
MP
Dawn Butler (Labour)
MP majority
13,047
Constituency
Brent East

Councillors

Erica GbajumoLabour
Ryan Aaron HackLabour

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Key facts for NW10 2AD

Full postcodeNW10 2AD
Postcode districtNW10
BoroughLondon Borough of Brent
WardBrondesbury Park
Latitude51.542779
Longitude-0.229990
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