Harlesden & Kensal Green · Brent · Queen's Park and Maida Vale constituency · 51.53892, -0.23683

NW10 3BL— Harlesden & Kensal Green, Brent

Location and area intelligence for NW10 3BL, Harlesden & Kensal Green, Brent

The family fortress

 

Schools 86%Safety 76/100Transport 36/100⚠ Knotweed sites nearby

Best for: Families

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

Liveability
57
Safety
76
Schools
90
Transport
36
Environment
71
Investment
58

The bottom line

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

The catches: 46 min to victoria — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW10 3BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Medium

London Benchmarks

vs London income-16.7% vs London avg
vs London crime+52.0% vs London avg

Deep-dive guides for NW10 3BL

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How NW10 3BL 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 · 2 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 · 8 min walk

6 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

98.5 incidents per 1,000 residents

Higher crime than 74% of London
→ Stable

+28% vs borough

Crime by type

Other27%
Anti-social behaviour22%
Violence & sexual offences22%
Vehicle crime12%
Theft5%
Burglary5%
Robbery4%
Drug offences3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 605m

Crime is +52% above London average

Property

Prices, sales volume and market trends

Avg floor area69.5 m²

EPC breakdown

C
2%
D
1%
E
1%

Based on 4 properties · Confidence: low

Street mix

Flat 100%

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£173,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, 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

2002–2014 · CAGR

+8.5%

Total change

+166%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.0%

per year

Acceleration

-33.14

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £150k–£175k · 5 sales

Property Type Mix

Total: 5 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£160k£160k+0%2
GFC & correction2011–2012£215k£340k+58.1%1
Help-to-Buy recovery2014–2014£425k£425k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Willesden JunctionMildmay line
9.9 min walk
Willesden Junction Low Level

Nearby stations

Willesden Junction Low LevelNational Rail
11 min walk
Willesden Junction Rail StationLioness · Mildmay
11 min walk
Willesden Junction Underground StationBakerloo
11 min walk
Kensal Green Rail StationLioness
15 min walk
Kensal Green Underground StationBakerloo
16 min walk
No bus stops within 400m

38

Walkability score

172

Footpaths (500m)

0

Santander docks (800m)

1.8 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

24

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)141
Nearest car park28m
Santander docks (800m)0
Nearest cycle dock1.8 km

Nearby car parks

🅿️
Harlesden Plaza114 spaces
742m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 5.4 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 70%
More green space than 88% of London

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

12 min walk

90%

Recommend GP

90%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 2.3 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

48

Parks (1km)

17

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

18

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Green Man (607 m)

Nearest supermarketSahar · 662 m
10 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)

1.3km

Post office

Nearby shops

London Food Store Limited374 m
Park Food & Wine455 m
Wine Well Grocery475 m
Thurga Food & wine493 m

Nearby cafes

Roundwood Lodge298 m
Kaleo- Common Ground439 m
La Casa Sports Bar482 m
Merhaba Cafe Shop488 m

Nearby restaurants

Rubio382 m
Yummy's Peri Peri / Chicken and Burger Shop460 m
Requinte Brazil477 m
O Bombeiro508 m

Nearby pubs

The Green Man607 m
Angie's611 m
Royal Oak635 m
Épara Poncha656 m

Nearby gyms

Willesden Sports Centre477 m
The Dojo778 m

Nearby pharmacies

Chana Chemist432 m
Catto Ltd Pharmacy719 m
Smart Pharm Pharmacy828 m

Nearby health

Kensal Dental644 m
Dermafaye975 m
Food hygiene (5-star)54% of 61

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

A

High street health

Investment

Investment grade, yield and market outlook

58

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 score14/100
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

12.7

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,626m
Crossrail 2 route7,297m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 1,629 nationally

2,172

Est. population

11,843/km²

53%

Employed

35%

Degree educated

£35,000

Median income

14.0%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

32

Community stability

Age profile

25%
21%
23%
21%
Under 1825%
18–3421%
35–4923%
50–6421%
65+11%

Tenure

34%
44%
Own outright8%
Own (mortgage)12%
Private rent34%
Social rent44%
Shared ownership2%
Rent free1%

Ethnicity

18%
19%
13%
35%
White British18%
White Other19%
Asian13%
Black35%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine25%
No car household60%
Unemployed6%
No qualifications26%

Housing tenure (Census 2021)

Social rent44%
Private rent34%

vs. London

Income vs London-16.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
2
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)
2

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
25
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)

WILLESDEN GENERAL HOSPITAL, WILLESDEN GENERAL HOSPITAL, HARLESDEN ROAD, NW10 3RY82 homes
completed
COWIES OF LONDON, COWIES OF LONDON, HARLESDEN ROAD, NW1056 homes
completed
ELLERSLIE HOUSE, ELLERSLIE HOUSE, UFFINGTON ROAD, NW1040 homes
completed
ELMWOOD HOUSE, ELMWOOD HOUSE, Harlesden Road, NW10 3SJ38 homes
completed
FORMER HAYCROFT DAIRY, 403-407, FORMER HAYCROFT DAIRY, 403-407, HARLESDEN ROAD, NW10 3RR35 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
24.1%
Election year
2022
MP
Georgia Gould (Labour)
MP majority
14,913
Constituency
Queen's Park and Maida Vale

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Key facts for NW10 3BL

Full postcodeNW10 3BL
Postcode districtNW10
BoroughLondon Borough of Brent
WardHarlesden & Kensal Green
Latitude51.538917
Longitude-0.236831
Parliamentary constituencyQueen's Park and Maida Vale
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