Queens Park · Brent · Brent East constituency · 51.53762, -0.22063

NW10 3ER— Queens Park, Brent

Location and area intelligence for NW10 3ER, Queens Park, Brent

The family fortress

 

Schools 100%Safety 80/100Transport 44/100⚠ Knotweed sites nearby

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
67
Safety
80
Schools
60
Transport
44
Environment
67
Investment
65

The bottom line

NW10 3ER 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 3ER

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+9.8% vs London avg
vs London crime+2.0% vs London avg

Deep-dive guides for NW10 3ER

🛡️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 3ER has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Ark Franklin Primary Academy

Not yet inspected · 7 min walk

KS2: 109.1

—

Secondary

Queens Park Community School

Not yet inspected · Inspected Jan 2025 · 4 min walk

P8: +0.09A8: 49.9

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 · 6 min walk

4 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

66.1 incidents per 1,000 residents

Higher crime than 51% of London
→ Stable

-14% vs borough

Crime by type

Other31%
Vehicle crime18%
Anti-social behaviour17%
Violence & sexual offences14%
Robbery7%
Drug offences5%
Burglary5%
Theft3%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 1.3km

Crime is +2% above London average

Property

Prices, sales volume and market trends

Avg floor area90.4 m²

EPC breakdown

C
2%
D
10%
E
3%

Based on 15 properties · Confidence: medium

Street mix

Terraced 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£226,000
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)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,952
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2021 · CAGR

+5.3%

Total change

+285%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

+66.10

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £600k–£700k · 10 sales

Property Type Mix

Total: 10 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1995£182k£182k+0%1
Post-dot-com plateau2002–2002£283k£283k+0%1
Pre-crash peak2007–2007£650k£650k+0%1
GFC & correction2008–2012£590k£1.16m+96.2%1.3
Brexit uncertainty2019–2019£2.06m£2.06m+0%1
Pandemic surge2020–2021£700k£700k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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 Green Underground StationBakerloo line
10.1 min walk
Kensal Rise

Nearby stations

Kensal Rise Rail StationMildmay
4 min walk
Kensal RiseNational Rail
4 min walk
Brondesbury Park Rail StationMildmay
10 min walk
Kensal Green Underground StationBakerloo
11 min walk
Kensal Green Rail StationLioness
11 min walk
No bus stops within 400m

43

Walkability score

99

Footpaths (500m)

0

Santander docks (800m)

1.4 km

Nearest cycle dock

Central London commute times

London Bridge45 min ↑
Victoria ★44 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

5

Car parks (800m)

1

EV chargers (800m)

Nearest car park417m
Santander docks (800m)0
Nearest cycle dock1.4 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: 4.3 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 64%
More green space than 81% of London

Nearest SSSI: Brent Reservoir SSSI — 4.2 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): 3

Landslide susceptibility: Medium

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

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 1.7 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

66

Parks (1km)

15

Restaurants (800m)

18

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

5

Gyms (1km)

23

Sports (1km)

0

Convenience

Nearest supermarketTesco Express · 749 m
12 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
981 licensed premises in borough386 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

386m

Post office

Nearby shops

Pelican Food & Wine490 m
Rise and Vine494 m
The Wine Market539 m
C&D Food & Wine556 m

Nearby cafes

D'Broa262 m
An Other Cup314 m
Cable co.321 m
Espresso386 m

Nearby restaurants

Ciullo's381 m
Eat Sushi408 m
Zin428 m
Birria Taco443 m

Nearby pubs

Maggie's Bar313 m
The Chamberlayne418 m
The Island488 m
The Whippet Inn628 m

Nearby gyms

Drop Gym299 m
The Maqam Centre304 m
Ellis Stockwell462 m
The Dojo492 m

Nearby pharmacies

Greenfield Pharmacy501 m
Dollmead Pharmacy523 m
Richard & Curtis648 m

Nearby health

Kensal Rise Dental Practise534 m
Food hygiene (5-star)80% of 75

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

65

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 score23/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

42.5

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,566m
Crossrail 2 route6,167m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,465 nationally

1,513

Est. population

13,336/km²

64%

Employed

59%

Degree educated

£46,100

Median income

4.1%

Claimant rate

Inner cityHigh densityYoung professionals

40

Community stability

Age profile

25%
19%
22%
23%
Under 1825%
18–3419%
35–4923%
50–6423%
65+10%

Tenure

23%
23%
33%
21%
Own outright23%
Own (mortgage)23%
Private rent33%
Social rent21%
Shared ownership1%
Rent free0%

Ethnicity

47%
19%
White British47%
White Other19%
Asian7%
Black11%
Mixed11%
Other6%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine12%
No car household37%
Unemployed5%
No qualifications9%

Housing tenure (Census 2021)

Private rent33%
Social rent21%

vs. London

Income vs London+9.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
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)
30
Largest scheme
14 homes · DOYLE NURSERY SCHOOL, 131, DOYLE NURSERY SCHOOL, 131, College Road, NW10 5PG
Pipeline pressure
NONE

Named schemes (500m)

1 Respite Unit For M H Children, 1 Respite Unit For M H Children, Clement Close, NW6 7AL12 homes
completed
67, 67, WRENTHAM AVENUE, NW1012 homes
completed
4-14, 4-14, OKEHAMPTON ROAD, NW10 3ER12 homes
completed
OHEL SHERN SYNAGOGUE, 263, OHEL SHERN SYNAGOGUE, 263, CHAMBERLAYNE ROAD, NW10 3NX12 homes
completed
16-26, 16-26, OKEHAMPTON ROAD, NW1012 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
20.9%
Election year
2022
MP
Dawn Butler (Labour)
MP majority
14,913
Constituency
Queen's Park and Maida Vale

Councillors

Stephen CrabbLabour and Co-operative Party
Neil Benjamin NervaLabour and Co-operative Party
Eleanor SouthwoodLabour and Co-operative Party

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Key facts for NW10 3ER

Full postcodeNW10 3ER
Postcode districtNW10
BoroughLondon Borough of Brent
WardQueens Park
Latitude51.537620
Longitude-0.220631
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