Brondesbury Park · Brent · Brent East constituency · 51.54046, -0.22743

NW10 3AD— Brondesbury Park, Brent

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

The practical family move

 

Schools 86%Safety 84/100Transport 36/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
64
Safety
84
Schools
90
Transport
36
Environment
65
Investment
29

The bottom line

NW10 3AD offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

NW10 3AD

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-32.0% vs London avg

Deep-dive guides for NW10 3AD

🛡️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 3AD 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 · 6 min walk

KS2: 102.7

—

Secondary

Harris Lowe Academy Willesden

Not yet inspected · Inspected Nov 2024 · 7 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 · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

44.0 incidents per 1,000 residents

Better than 68% of London
→ Stable

-43% vs borough

Crime by type

Vehicle crime25%
Other21%
Anti-social behaviour18%
Violence & sexual offences13%
Burglary11%
Theft7%
Drug offences4%
Robbery2%

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) · 778m

Crime is 32% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£9,209/m²
Price per ft²£856/ft²
Avg floor area116.6 m²

EPC breakdown

C
8%
D
15%
E
9%
F
1%

Based on 33 properties · Confidence: high

Street mix

Semi 7%Terraced 83%Flat 10%

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£291,500
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.7%

Total change

+769%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.6%

per year

Acceleration

-58.03

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £125k–£150k · 42 sales

Property Type Mix

Total: 42 sales

Semi-detached7.1%
Terraced83.3%
Flat/maisonette9.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£118k£228k+93.4%2.2
Post-dot-com plateau2001–2004£276k£340k+23.1%2.3
Pre-crash peak2005–2005£313k£313k+0%2
GFC & correction2008–2011£584k£542k-7.2%1.5
Help-to-Buy recovery2013–2014£282k£440k+56%1
Brexit uncertainty2017–2018£855k£900k+5.2%3
Pandemic surge2020–2021£613k£875k+42.9%2.5
Rate-rise correction2022–2023£880k£904k+2.7%1.5
Current market2024–2025£1.26m£1.02m-18.7%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.8%
District
7.8%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

47out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position40

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
13.4 min walk
Kensal Rise

Nearby stations

Kensal Rise Rail StationMildmay
10 min walk
Kensal RiseNational Rail
10 min walk
Willesden Green Underground StationJubilee · Metropolitan
13 min walk
Kensal Green Rail StationLioness
14 min walk
Kensal Green Underground StationBakerloo
14 min walk
No bus stops within 400m

32

Walkability score

105

Footpaths (500m)

0

Santander docks (800m)

1.8 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

27

Car parks (800m)

7

EV chargers (800m)

Nearest car park271m
Santander docks (800m)0
Nearest cycle dock1.8 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 AONB18% green spaceTree canopy: 28%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 3.7 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

5 min walk

90%

Recommend GP

90%

Overall GP experience

1

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 2.1 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

54

Parks (1km)

8

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

34

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Island (580 m)

Nearest supermarketTesco Express · 1.3 km
19 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)

902m

Post office

Nearby shops

Soul Food & Wine120 m
Sidmouth Xpress283 m
Prewett Supermarket313 m
Raj Food & Wine735 m

Nearby cafes

Desire Coffee & Bistro320 m
Cuore344 m
L'Angolo528 m
Morty and Bob's535 m

Nearby restaurants

Ruhit's319 m
K.D.'s takeaway738 m
Golden Dish738 m
Madura741 m

Nearby pubs

The Island580 m
The Rising Sun589 m
Flynn's740 m
Lula's774 m

Nearby gyms

Willesden Sports Centre167 m
The Dojo539 m
Nuffield Health Fitness & Wellbeing653 m
Absolute Studios786 m

Nearby pharmacies

Richard & Curtis307 m
Chana Chemist631 m
Smart Pharm Pharmacy1.0 km

Nearby health

Dermafaye1.1 km
Park Avenue Dental Care1.2 km
Food hygiene (5-star)81% of 59

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

29

Investment score

Weak

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

Low gross yield (1.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
1.9% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score19/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months1

Rental market

Medium

Demand

Medium

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

43.1

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,131m
Crossrail 2 route6,694m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,107 nationally

1,273

Est. population

11,250/km²

63%

Employed

52%

Degree educated

£46,100

Median income

6.1%

Claimant rate

Inner cityHigh densityOwner occupiers / families

52

Community stability

Age profile

23%
17%
23%
20%
16%
Under 1823%
18–3417%
35–4923%
50–6420%
65+16%

Tenure

32%
36%
20%
Own outright32%
Own (mortgage)36%
Private rent20%
Social rent11%
Shared ownership1%

Ethnicity

39%
24%
16%
White British39%
White Other24%
Asian16%
Black7%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine14%
No car household26%
Unemployed4%
No qualifications14%

Housing tenure (Census 2021)

Private rent20%
Social rent11%

vs. London

Income vs London+9.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
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)
43
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)

OHEL SHERN SYNAGOGUE, 263, OHEL SHERN SYNAGOGUE, 263, CHAMBERLAYNE ROAD, NW10 3NX12 homes
completed
235 All Souls Avenue, London, NW10 3AE8 homes
completed
All Souls Avenue, NW10 3AD3 homes
completed
37 Chambers Lane, London, NW10 2RJ3 homes
completed
227, 227A&B, 229, 299A&B, 231, 231A&B, 233, 233A&B, All Souls Avenue, London, NW10 3AE, 227-2332 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 3AD

Full postcodeNW10 3AD
Postcode districtNW10
BoroughLondon Borough of Brent
WardBrondesbury Park
Latitude51.540456
Longitude-0.227427
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