Roundwood · Brent · Brent East constituency · 51.54482, -0.23605

NW10 2LT— Roundwood, Brent

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

Strong, well-rated schools nearby

 

Schools 83%Safety 76/100Transport 33/100⚠ Knotweed sites nearby

Best for: Families

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

Liveability
48
Safety
76
Schools
90
Transport
33
Environment
67
Investment
47

The bottom line

NW10 2LT 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 2LT

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 2LT

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How NW10 2LT 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 · 5 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 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 13 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) · 71m

Crime is +49% above London average

Property

Prices, sales volume and market trends

Avg floor area70.4 m²

EPC breakdown

C
6%
D
2%

Based on 8 properties · Confidence: low

Street mix

Flat 94%Other 6%

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£176,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, 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

1995–2019 · CAGR

+7.2%

Total change

+425%

Market Activity

Price Velocity & Acceleration

Current Velocity

-27.6%

per year

Acceleration

-101.59

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £150k–£175k · 16 sales

Property Type Mix

Total: 16 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£85k+41.8%1.5
Post-dot-com plateau2001–2004£132k£210k+59.1%1.2
Pre-crash peak2006–2006£186k£186k+0%1
GFC & correction2010–2010£225k£225k+0%1
Help-to-Buy recovery2013–2014£250k£435k+74%1
Brexit uncertainty2019–2019£315k£315k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
20.9%
District
20.9%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

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
Bottom 25% — limited connections
Dollis Hill StationJubilee line
9.8 min walk
Willesden Junction Low Level

Nearby stations

Dollis Hill Underground StationJubilee
10 min walk
Willesden Green Underground StationJubilee · Metropolitan
14 min walk
Neasden Underground StationJubilee
17 min walk
Willesden Junction Rail StationMildmay · Lioness
19 min walk
Willesden Junction Low LevelNational Rail
19 min walk
No bus stops within 400m

23

Walkability score

175

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

25

Car parks (800m)

4

EV chargers (800m)

Nearest car park214m
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: 5.6 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 31%
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

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 · 2.6 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

33

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

13

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Rising Sun (401 m)

Nearest supermarketSahar · 1.2 km
4 tennis courts1 swimming pools2 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 & Wine38 m
Sainsbury's Local322 m
DeliBeira374 m
Wine & Vape Hub641 m

Nearby cafes

Roundwood Lodge515 m
Costa Coffee678 m
Marina Cafe695 m
Kaleo- Common Ground961 m

Nearby restaurants

Varanda Brazil340 m
K.D.'s takeaway457 m
Golden Dish473 m
Madura517 m

Nearby pubs

The Rising Sun401 m
Flynn's463 m
Tony's595 m
Lula's636 m

Nearby gyms

Willesden Sports Centre663 m

Nearby pharmacies

Chana Chemist233 m

Nearby health

Park Avenue Dental Care892 m
Food hygiene (5-star)58% of 101

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

8.2

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,891m
Crossrail 2 route7,387m

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)
136
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
ELLERSLIE HOUSE, ELLERSLIE HOUSE, UFFINGTON ROAD, NW1040 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 2LT

Full postcodeNW10 2LT
Postcode districtNW10
BoroughLondon Borough of Brent
WardRoundwood
Latitude51.544822
Longitude-0.236055
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