Roundwood · Brent · Brent East constituency · 51.54582, -0.23596

NW10 2LR— Roundwood, Brent

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

Strong, well-rated schools nearby

 

Schools 75%Safety 76/100Transport 34/100⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
47
Safety
76
Schools
45
Transport
34
Environment
67
Investment
47

The bottom line

NW10 2LR offers 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 2LR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Medium

London Benchmarks

vs London income-10.0% vs London avg
vs London crime+49.0% vs London avg

Deep-dive guides for NW10 2LR

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

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Postcode Personality

🎓 Good Schools🔒 Very Safe

“Strong, well-rated schools nearby”

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How NW10 2LR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

45

Education score

Fair for families
★ Top school within 1km
—

Primary

St Andrew and St Francis CofE Primary School

Not yet inspected · 5 min walk

KS2: 104.8

—

Secondary

Harris Lowe Academy Willesden

Not yet inspected · Inspected Nov 2024 · 9 min walk

P8: +0.26A8: 47.2

75% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Below London average

Childcare

Childcare

College Green School and Services

Not inspected · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

96.8 incidents per 1,000 residents

Higher crime than 73% of London
→ Stable

+25% vs borough

Crime by type

Violence & sexual offences25%
Anti-social behaviour23%
Other21%
Vehicle crime11%
Drug offences7%
Theft5%
Burglary5%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 172m

Crime is +49% above London average

Property

Prices, sales volume and market trends

Avg floor area49.4 m²

EPC breakdown

B
2%
C
35%
D
9%
E
1%

Based on 47 properties · Confidence: high

Street mix

Semi 50%Terraced 33%Flat 17%

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£123,500
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,735
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2012 · CAGR

+6%

Total change

+127%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.5%

per year

Acceleration

-15.31

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 5 sales

Property Type Mix

Total: 5 sales

Semi-detached60%
Terraced40%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£135k£135k+0%1
Post-dot-com plateau2001–2002£210k£240k+14.3%1
Pre-crash peak2006–2006£290k£290k+0%1
GFC & correction2012–2012£306k£306k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Dollis Hill StationJubilee line
8.5 min walk
Willesden Junction Low Level

Nearby stations

Dollis Hill Underground StationJubilee
9 min walk
Willesden Green Underground StationJubilee · Metropolitan
13 min walk
Neasden Underground StationJubilee
17 min walk
Willesden Junction Rail StationMildmay · Lioness
20 min walk
Willesden Junction Underground StationBakerloo
20 min walk
No bus stops within 400m

26

Walkability score

171

Footpaths (500m)

0

Santander docks (800m)

2.3 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

19

Car parks (800m)

4

EV chargers (800m)

Nearest car park325m
Santander docks (800m)0
Nearest cycle dock2.3 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: 5.7 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 19%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 3.0 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

9 min walk

90%

Recommend GP

90%

Overall GP experience

1

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCentral Middlesex Hospital · 2.7 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

11

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Rising Sun (391 m)

Nearest supermarketSahar · 1.3 km
4 tennis courts2 sports halls

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

Raj Food & Wine129 m
Sainsbury's Local214 m
DeliBeira304 m
Wine & Vape Hub593 m

Nearby cafes

Roundwood Lodge616 m
Costa Coffee631 m
Marina Cafe648 m
Kaleo- Common Ground1.1 km

Nearby restaurants

Varanda Brazil260 m
K.D.'s takeaway408 m
Golden Dish424 m
Madura469 m

Nearby pubs

The Rising Sun391 m
Flynn's413 m
Tony's520 m
Lula's588 m

Nearby gyms

Willesden Sports Centre717 m

Nearby pharmacies

Chana Chemist343 m

Nearby health

Park Avenue Dental Care802 m
Food hygiene (5-star)57% of 114

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

47

Investment score

Moderate

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

Avg monthly rent
£1,600London avg: £1,950/mo
Gentrification score11/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

7.7

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,941m
Crossrail 2 route7,409m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,008 nationally

2,243

Est. population

5,783/km²

51%

Employed

36%

Degree educated

£37,800

Median income

12.7%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

37

Community stability

Age profile

26%
19%
23%
23%
Under 1826%
18–3419%
35–4923%
50–6423%
65+9%

Tenure

17%
58%
Own outright6%
Own (mortgage)12%
Private rent17%
Social rent58%
Shared ownership7%
Rent free1%

Ethnicity

16%
18%
16%
31%
White British16%
White Other18%
Asian16%
Black31%
Mixed8%
Other11%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine21%
No car household51%
Unemployed8%
No qualifications21%

Housing tenure (Census 2021)

Social rent58%
Private rent17%

vs. London

Income vs London-10.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
9
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)
138
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 HIGH SCHOOL, 71, WILLESDEN HIGH SCHOOL, 71, POUND LANE, NW10 2HR90 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
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
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 2LR

Full postcodeNW10 2LR
Postcode districtNW10
BoroughLondon Borough of Brent
WardRoundwood
Latitude51.545819
Longitude-0.235959
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