Brondesbury Park · Brent · Brent East constituency · 51.53727, -0.23007

NW10 3AA— Brondesbury Park, Brent

Location and area intelligence for NW10 3AA, Brondesbury Park, Brent

The practical family move

 

Schools 86%Safety 85/100Transport 36/100~2% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
65
Safety
85
Schools
90
Transport
36
Environment
64
Investment
28

The bottom line

NW10 3AA offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 46 min to victoria — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how NW10 3AA scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how NW10 3AA meets your needs.

Location

NW10 3AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+9.8% vs London avg
vs London crime-41.0% vs London avg

Deep-dive guides for NW10 3AA

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare NW10 3AA with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

Share:WhatsAppShare on X

How NW10 3AA 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 · 7 min walk

KS2: 102.7

—

Secondary

Harris Lowe Academy Willesden

Not yet inspected · Inspected Nov 2024 · 5 min walk

P8: +0.26A8: 47.2

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 2 min walk

5 primaries · 3 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

38.2 incidents per 1,000 residents

Better than 72% of London
→ Stable

-51% vs borough

Crime by type

Other21%
Anti-social behaviour20%
Violence & sexual offences20%
Vehicle crime18%
Drug offences7%
Burglary7%
Theft5%
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) · 914m

Crime is 41% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£7,742/m²
Price per ft²£719/ft²
Avg floor area122.7 m²

EPC breakdown

C
3%
D
14%
E
3%
F
1%
G
1%

Based on 22 properties · Confidence: medium

Street mix

Terraced 93%Detached 4%Flat 4%

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£306,750
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,386
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+7.3%

Total change

+569%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.0%

per year

Acceleration

-0.60

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 28 sales

Property Type Mix

Total: 28 sales

Detached3.6%
Terraced92.9%
Flat/maisonette3.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£140k£195k+39.3%2
Post-dot-com plateau2003–2004£300k£330k+10%1
Pre-crash peak2006–2007£405k£480k+18.7%1.5
GFC & correction2009–2012£650k£725k+11.5%1.7
Help-to-Buy recovery2014–2016£1.05m£1.01m-4%1.3
Pandemic surge2021–2021£1.46m£1.46m+0%1
Rate-rise correction2022–2023£1.03m£985k-4.4%3
Current market2025–2025£936k£936k+0%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.5%
District
6.5%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Kensal GreenBakerloo line
9.9 min walk
Kensal Green→ Euston· 4 tph
14 min

Nearby stations

Kensal Rise Rail StationMildmay
10 min walk
Kensal Green Rail StationLioness
10 min walk
Kensal GreenNational Rail
10 min walk
Kensal Green Underground StationBakerloo
10 min walk
Willesden Junction Underground StationBakerloo
14 min walk
No bus stops within 400m

30

Walkability score

77

Footpaths (500m)

0

Santander docks (800m)

1.6 km

Nearest cycle dock

Central London commute times

London Bridge53 min ↑
Victoria ★46 min
Waterloo55 min ↑
Canary Wharf63 min ↑
City56 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)

1

EV chargers (800m)

Nearest car park399m
Santander docks (800m)0
Nearest cycle dock1.6 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: 4.9 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 4.0 km

Energy

Solar: 855 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

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

10 min walk

90%

Recommend GP

90%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 1.9 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

50

Parks (1km)

10

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

25

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Island (329 m)

Nearest supermarketTesco Express · 1.1 km
14 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

1

Libraries (1km)

0

Cinemas (2km)

839m

Post office

Nearby shops

Kensal Green Crocery500 m
C&D Food & Wine506 m
Soul Food & Wine515 m
Boi Nobre599 m

Nearby cafes

L'Angolo313 m
Morty and Bob's317 m
One One Six322 m
Sonora509 m

Nearby restaurants

The Cedar515 m
Tom Kangam Thai606 m
Hot Pizza607 m
Mum's607 m

Nearby pubs

The Island329 m
Maggie's Bar755 m
The Rising Sun907 m
Flynn's1.1 km

Nearby gyms

The Dojo284 m
Willesden Sports Centre315 m
Absolute Studios512 m
Drop Gym772 m

Nearby pharmacies

Smart Pharm Pharmacy627 m
Richard & Curtis706 m
Chana Chemist725 m

Nearby health

Dermafaye685 m
Food hygiene (5-star)69% of 51

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

28

Investment score

Weak

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

Low gross yield (2.0%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
2.0% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score21/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

54.5

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,125m
Crossrail 2 route6,801m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,299 nationally

1,597

Est. population

10,839/km²

61%

Employed

50%

Degree educated

£46,100

Median income

4.1%

Claimant rate

Inner cityHigh densityOwner occupiers / families

52

Community stability

Age profile

22%
18%
23%
20%
17%
Under 1822%
18–3418%
35–4923%
50–6420%
65+17%

Tenure

39%
32%
23%
Own outright39%
Own (mortgage)32%
Private rent23%
Social rent6%
Shared ownership1%

Ethnicity

34%
27%
16%
White British34%
White Other27%
Asian16%
Black8%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine15%
No car household28%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Private rent23%
Social rent6%

vs. London

Income vs London+9.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
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
1
Under construction
0
Completed (3yr)
35
Largest scheme
120 homes · 1-116 DONNINGTON CT.& ELECTRICAL SUB STN, 1-116 DONNINGTON CT.& ELECTRICAL SUB STN, DONNINGTON ROAD, NW10
Pipeline pressure
LOW

Named schemes (500m)

DOYLE NURSERY SCHOOL, 131, DOYLE NURSERY SCHOOL, 131, College Road, NW10 5PG14 homes
completed
39 Buchanan Gardens, London, NW10 5AD6 homes
completed
16 Holland Road, London, NW10 5AU3 homes
completed
All Souls Avenue, NW10 3AD3 homes
completed
Flat 1-7 INC, 27 Holland Road, London, NW10 5AH, 273 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

Live in NW10 3AA? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for NW10 3AA.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Brent with nearby boroughs:

Brent vs EalingBrent vs CamdenBrent vs Harrow

Similar postcodes

Frequently asked questions

📍 Track NW10 3AA

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for NW10 3AA

Full postcodeNW10 3AA
Postcode districtNW10
BoroughLondon Borough of Brent
WardBrondesbury Park
Latitude51.537268
Longitude-0.230074
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