Roundwood · Brent · Brent East constituency · 51.54505, -0.23370

NW10 2BS— Roundwood, Brent

Location and area intelligence for NW10 2BS, Roundwood, Brent

The practical family move

 

Schools 80%Safety 72/100Transport 42/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
53
Safety
72
Schools
90
Transport
42
Environment
67
Investment
43

The bottom line

NW10 2BS offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW10 2BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+4.3% vs London avg
vs London crime+76.0% vs London avg

Deep-dive guides for NW10 2BS

🛡️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 2BS 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 · 4 min walk

KS2: 102.7

—

Secondary

Harris Lowe Academy Willesden

Not yet inspected · Inspected Nov 2024 · 8 min walk

P8: +0.26A8: 47.2

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

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 12 min walk

7 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

114.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+48% vs borough

Crime by type

Other30%
Violence & sexual offences24%
Anti-social behaviour15%
Vehicle crime15%
Drug offences6%
Burglary5%
Theft3%
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) · 225m

Crime is +76% 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£7,724/m²
Price per ft²£718/ft²
Avg floor area87.2 m²

EPC breakdown

C
7%
D
11%
E
10%
F
1%

Based on 29 properties · Confidence: medium

Street mix

Semi 49%Flat 52%

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 yield855 kWh/kWp/yr
Rebuild cost estimate£218,000
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)
Roof(another dwelling above)
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

1996–2026 · CAGR

+7.8%

Total change

+860%

Market Activity

Price Velocity & Acceleration

Current Velocity

-43.5%

per year

Acceleration

-132.42

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 33 sales

Property Type Mix

Total: 33 sales

Semi-detached48.5%
Flat/maisonette51.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£50k£128k+156%1.3
Post-dot-com plateau2001–2004£140k£222k+58.2%2.3
Pre-crash peak2006–2007£450k£238k-47.1%1.5
GFC & correction2008–2012£495k£475k-4%1.8
Help-to-Buy recovery2014–2014£475k£475k+0%4
Brexit uncertainty2018–2018£790k£790k+0%1
Pandemic surge2021–2021£910k£910k+0%2
Rate-rise correction2022–2023£450k£606k+34.7%1
Current market2024–2026£450k£480k+6.7%1

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Semi-detached

+0% alpha

Flat/maisonette+0% α
Local
7.2%
District
7.2%
Semi-detached+0% α
Local
8.3%
District
8.3%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing2
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Dollis Hill StationJubilee line
10.1 min walk
Willesden Junction Low Level

Nearby stations

Dollis Hill Underground StationJubilee
11 min walk
Willesden Green Underground StationJubilee · Metropolitan
12 min walk
Neasden Underground StationJubilee
19 min walk
Kensal Rise Rail StationMildmay
19 min walk
Willesden Junction Rail StationMildmay · Lioness
20 min walk
No bus stops within 400m

27

Walkability score

148

Footpaths (500m)

0

Santander docks (800m)

2.2 km

Nearest cycle dock

Central London commute times

London Bridge ★44 min
Victoria47 min ↑
Waterloo47 min ↑
Canary Wharf54 min ↑
City51 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

21

Car parks (800m)

6

EV chargers (800m)

Nearest car park224m
Santander docks (800m)0
Nearest cycle dock2.2 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: 9.0 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: 5.5 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 3.1 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

7 min walk

90%

Recommend GP

90%

Overall GP experience

1

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 2.8 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

6

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

13

Sports (1km)

3

Convenience

Nearest supermarketSahar · 1.3 km
4 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

Raj Food & Wine135 m
DeliBeira253 m
Sainsbury's Local302 m
Wine & Vape Hub486 m

Nearby cafes

Costa Coffee522 m
Marina Cafe539 m
Roundwood Lodge633 m
Desire Coffee & Bistro663 m

Nearby restaurants

Varanda Brazil242 m
K.D.'s takeaway308 m
Golden Dish323 m
Madura364 m

Nearby pubs

The Rising Sun236 m
Flynn's314 m
Lula's482 m
Tony's696 m

Nearby gyms

Willesden Sports Centre560 m
ZENW2729 m

Nearby pharmacies

Chana Chemist294 m
Richard & Curtis655 m

Nearby health

Park Avenue Dental Care783 m
Food hygiene (5-star)59% of 99

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

43

Investment score

Moderate

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

Low gross yield (2.9%) 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
2.9% (low)London avg: 3.8%Below average yield — bottom 65%
Gentrification score14/100
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

32.3

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,763m
Crossrail 2 route7,235m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,658 nationally

1,912

Est. population

17,641/km²

59%

Employed

44%

Degree educated

£43,800

Median income

9.8%

Claimant rate

Inner cityVery high densityRenters

32

Community stability

Age profile

20%
28%
25%
17%
Under 1820%
18–3428%
35–4925%
50–6417%
65+11%

Tenure

18%
14%
42%
23%
Own outright18%
Own (mortgage)14%
Private rent42%
Social rent23%
Shared ownership2%
Rent free0%

Ethnicity

21%
24%
19%
17%
White British21%
White Other24%
Asian19%
Black17%
Mixed9%
Other9%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine22%
No car household54%
Unemployed6%
No qualifications19%

Housing tenure (Census 2021)

Private rent42%
Social rent24%

vs. London

Income vs London+4.3%

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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
125
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 GENERAL HOSPITAL, WILLESDEN GENERAL HOSPITAL, HARLESDEN ROAD, NW10 3RY82 homes
completed
OLD GAS BOARD OFFICES, OLD GAS BOARD OFFICES, POUND LANE, NW10 2HN59 homes
completed
ELLERSLIE HOUSE, ELLERSLIE HOUSE, UFFINGTON ROAD, NW1040 homes
completed
POUND LANE HEALTH CLINIC, POUND LANE HEALTH CLINIC, POUND LANE, NW10 2HH26 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
27.3%
Election year
2022
MP
Dawn Butler (Labour)
MP majority
13,047
Constituency
Brent East

Councillors

Elliot George ChappellLabour
Fleur Donnelly-JacksonLabour
Jake RubinLabour

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Key facts for NW10 2BS

Full postcodeNW10 2BS
Postcode districtNW10
BoroughLondon Borough of Brent
WardRoundwood
Latitude51.545047
Longitude-0.233696
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