Brondesbury Park · Brent · Brent East constituency · 51.53716, -0.22872

NW10 3PP— Brondesbury Park, Brent

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

The practical family move

 

Schools 86%Safety 85/100Transport 38/100

Best for: Families, Owner-occupiers

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

Liveability
64
Safety
85
Schools
90
Transport
38
Environment
64
Investment
60

The bottom line

NW10 3PP 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 3PP

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 3PP

🛡️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🔒 Very Safe

“The practical family move”

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How NW10 3PP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Princess Frederica CofE Primary School

Good · Inspected Mar 2024 · 6 min walk

KS2: 109.3

—

Secondary

Harris Lowe Academy Willesden

Not yet inspected · Inspected Nov 2024 · 6 min walk

P8: +0.26A8: 47.2

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 1 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 975m

Crime is 41% below London average

Property

Prices, sales volume and market trends

Avg floor area157.4 m²

EPC breakdown

B
1%
D
2%
E
2%

Based on 5 properties · Confidence: low

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£393,500
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

2011–2021 · CAGR

+6%

Total change

+79%

Market Activity

Price Velocity & Acceleration

Current Velocity

-23.1%

per year

Acceleration

-155.92

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £700k+ · 3 sales

Property Type Mix

Total: 3 sales

Semi-detached100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2011–2011£670k£670k+0%1
Brexit uncertainty2019–2019£1.56m£1.56m+0%1
Pandemic surge2021–2021£1.20m£1.20m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

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
9.3 min walk
Kensal Green→ Euston· 4 tph
14 min

Nearby stations

Kensal Rise Rail StationMildmay
8 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
15 min walk
No bus stops within 400m

32

Walkability score

69

Footpaths (500m)

0

Santander docks (800m)

1.6 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

19

Car parks (800m)

1

EV chargers (800m)

Nearest car park440m
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: 4.8 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 58%
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

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 1.8 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

49

Parks (1km)

10

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

25

Sports (1km)

0

Convenience

Nearest supermarketTesco Express · 1.0 km
14 tennis courts1 swimming pools2 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)

748m

Post office

Nearby shops

Kensal Green Crocery441 m
C&D Food & Wine443 m
Soul Food & Wine485 m
Boi Nobre625 m

Nearby cafes

L'Angolo230 m
Morty and Bob's236 m
One One Six242 m
Sonora451 m

Nearby restaurants

The Cedar454 m
Mum's629 m
Hot Pizza640 m
Tom Kangam Thai649 m

Nearby pubs

The Island257 m
Maggie's Bar664 m
The Chamberlayne777 m
The Rising Sun926 m

Nearby gyms

The Dojo211 m
Willesden Sports Centre344 m
Absolute Studios455 m
Drop Gym680 m

Nearby pharmacies

Smart Pharm Pharmacy650 m
Richard & Curtis675 m
Chana Chemist790 m

Nearby health

Dermafaye682 m
Food hygiene (5-star)75% of 52

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

60

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 score21/100
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

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,036m
Crossrail 2 route6,706m

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)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
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
0
Under construction
0
Completed (3yr)
33
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)

DOYLE NURSERY SCHOOL, 131, DOYLE NURSERY SCHOOL, 131, College Road, NW10 5PG14 homes
completed
39 Buchanan Gardens, London, NW10 5AD6 homes
completed
Former Kensal Rise Branch Library,, Former Kensal Rise Branch Library,, Bathurst Gardens, NW10 5JA5 homes
completed
Flat 1-7 INC, 27 Holland Road, London, NW10 5AH, 273 homes
completed
30B Herbert Gardens, London, NW10 3BU3 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 3PP

Full postcodeNW10 3PP
Postcode districtNW10
BoroughLondon Borough of Brent
WardBrondesbury Park
Latitude51.537158
Longitude-0.228723
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