Brondesbury Park · Brent · Brent East constituency · 51.54540, -0.22816

NW10 2RH— Brondesbury Park, Brent

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

The practical family move

 

Schools 100%Safety 84/100Transport 39/100

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
64
Safety
84
Schools
60
Transport
39
Environment
61
Investment
67

The bottom line

NW10 2RH 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 2RH

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 2RH

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How NW10 2RH 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 · 3 min walk

KS2: 103.7

—

Secondary

Harris Lowe Academy Willesden

Not yet inspected · Inspected Nov 2024 · 10 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

5 primaries · 2 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

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 607m

Crime is 32% below London average

Property

Prices, sales volume and market trends

Avg floor area107.1 m²

EPC breakdown

B
2%
C
3%
D
7%
E
2%

Based on 14 properties · Confidence: medium

Street mix

Terraced 52%Flat 43%Other 5%

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£267,750
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 DAnnual charge £1,952
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+9.8%

Total change

+1276%

Market Activity

Price Velocity & Acceleration

Current Velocity

+54.5%

per year

Acceleration

-28.07

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £200k–£250k · 19 sales

Property Type Mix

Total: 19 sales

Terraced57.9%
Flat/maisonette42.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£80k£90k+12.6%2.7
Post-dot-com plateau2003–2004£225k£308k+36.7%1.5
Pre-crash peak2005–2005£244k£244k+0%1
GFC & correction2009–2012£370k£630k+70.3%1
Brexit uncertainty2017–2017£530k£530k+0%1
Pandemic surge2021–2021£390k£390k+0%1
Rate-rise correction2022–2023£712k£1.10m+54.5%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
2.3%
District
2.3%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
7.4 min walk
Kensal Rise

Nearby stations

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

35

Walkability score

163

Footpaths (500m)

0

Santander docks (800m)

2.1 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

25

Car parks (800m)

6

EV chargers (800m)

Nearest car park64m
Santander docks (800m)0
Nearest cycle dock2.1 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: 5.2 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 34%
Less green space than 79% of London

Nearest SSSI: Brent Reservoir SSSI — 3.2 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

3 min walk

90%

Recommend GP

90%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 2.7 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

17

Restaurants (800m)

5

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

24

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 1.6 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)

1.4km

Post office

Nearby shops

Wine & Vape Hub226 m
O'Farrells Family Butchers265 m
Brazil BR Market328 m
DeliBeira330 m

Nearby cafes

Costa Coffee242 m
Marina Cafe249 m
Desire Coffee & Bistro367 m
Cuore370 m

Nearby restaurants

Madura199 m
Golden Dish213 m
Chicken Valley219 m
K.D.'s takeaway220 m

Nearby pubs

The Rising Sun152 m
Flynn's219 m
Lula's225 m
Angie's III433 m

Nearby gyms

ZENW2374 m
Nuffield Health Fitness & Wellbeing478 m
Willesden Sports Centre542 m
The Dojo1.1 km

Nearby pharmacies

Richard & Curtis366 m
Chana Chemist604 m

Nearby health

Park Avenue Dental Care651 m
Walm Lane Clinic783 m
Food hygiene (5-star)64% 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

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 score17/100
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

29.8

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,454m
Crossrail 2 route6,876m

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)
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)
75
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
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
ANNEX OF WILLESDEN GREEN LIBRARY CENTRE, 2-12, ANNEX OF WILLESDEN GREEN LIBRARY CENTRE, 2-12, GRANGE ROAD, NW10 2ST16 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 2RH

Full postcodeNW10 2RH
Postcode districtNW10
BoroughLondon Borough of Brent
WardBrondesbury Park
Latitude51.545395
Longitude-0.228158
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