Brondesbury Park · Brent · Brent East constituency · 51.54643, -0.22877

NW10 2EF— Brondesbury Park, Brent

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

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 45/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
61
Safety
72
Schools
60
Transport
45
Environment
60
Investment
58

The bottom line

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

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Location

NW10 2EF

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 2EF

🛡️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

“High-connectivity investment target”

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How NW10 2EF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Mary Magdalen's Catholic Junior School

Not yet inspected · 2 min walk

KS2: 103.7

—

Secondary

Harris Lowe Academy Willesden

Not yet inspected · Inspected Nov 2024 · 11 min walk

P8: +0.26A8: 47.2

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

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 13 min walk

5 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

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 600m

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£6,077/m²
Price per ft²£565/ft²
Avg floor area65.2 m²

EPC breakdown

B
119%
C
24%
D
7%

Based on 150 properties · Confidence: high

Street mix

Flat 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 yield855 kWh/kWp/yr
Rebuild cost estimate£163,000
Rebuild cost per m²£2,500/m²

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

Construction era2014
WallsCavity wall, as built, insulated (assumed)
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,735
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2014–2025 · CAGR

+-1.3%

Total change

-13%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.5%

per year

Acceleration

+24.77

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £400k–£450k · 139 sales

Property Type Mix

Total: 139 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2014–2016£449k£415k-7.6%34.3
Brexit uncertainty2017–2019£425k£415k-2.3%7.3
Pandemic surge2020–2021£635k£430k-32.3%2
Rate-rise correction2022–2023£395k£550k+39.2%3
Current market2024–2025£400k£390k-2.5%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
-1.2%
District
-1.2%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing3
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

34

Walkability score

132

Footpaths (500m)

0

Santander docks (800m)

2.2 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

24

Car parks (800m)

6

EV chargers (800m)

Nearest car park66m
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: 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: 5.3 km away✗ Not Green Belt✗ Not AONB0% green spaceTree canopy: 49%
Less green space than 99% of London

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

4 min walk

90%

Recommend GP

90%

Overall GP experience

2

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 2.8 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

42

Parks (1km)

17

Restaurants (800m)

5

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

24

Sports (1km)

3

Convenience

Nearest supermarketCo-op Food · 1.5 km
13 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.5km

Post office

Nearby shops

Wine & Vape Hub129 m
O'Farrells Family Butchers209 m
DeliBeira240 m
Brazil BR Market285 m

Nearby cafes

Costa Coffee158 m
Marina Cafe171 m
Desire Coffee & Bistro485 m
Cuore486 m

Nearby restaurants

Madura79 m
Chicken Valley99 m
Golden Dish105 m
K.D.'s takeaway117 m

Nearby pubs

Flynn's114 m
Lula's125 m
The Rising Sun157 m
Angie's III402 m

Nearby gyms

ZENW2355 m
Nuffield Health Fitness & Wellbeing544 m
Willesden Sports Centre649 m
The Dojo1.2 km

Nearby pharmacies

Richard & Curtis484 m
Chana Chemist635 m

Nearby health

Park Avenue Dental Care537 m
Walm Lane Clinic748 m
Food hygiene (5-star)59% of 108

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

58

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
Gross yield
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score16/100
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

8/100

Velocity score

Future outlook

42.9

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,551m
Crossrail 2 route6,949m

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)
4
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)
82
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)

Willesden Green Library Centre, 95, Willesden Green Library Centre, 95, High Road, Brondesbury Park & Grange Road, NW10 2SF95 homes
completed
Willesden Green Garage, St Pauls Avenue, London, NW2 5TG76 homes
completed
38 - 42, 38 - 42, High Road, NW10 2QD37 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 2EF

Full postcodeNW10 2EF
Postcode districtNW10
BoroughLondon Borough of Brent
WardBrondesbury Park
Latitude51.546430
Longitude-0.228767
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