Brondesbury Park · Brent · Brent East constituency · 51.54249, -0.23227

NW10 3RB— Brondesbury Park, Brent

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

The family fortress

 

Schools 83%Safety 84/100Transport 33/100

Best for: Families

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

Liveability
56
Safety
84
Schools
90
Transport
33
Environment
70
Investment
66

The bottom line

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

Less suited to Car-free commuters.

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Location

NW10 3RB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+4.3% vs London avg
vs London crime-32.0% vs London avg

Deep-dive guides for NW10 3RB

🛡️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 3RB 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 · 1 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 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

44.3 incidents per 1,000 residents

Better than 67% of London
→ Stable

-43% vs borough

Crime by type

Anti-social behaviour25%
Other22%
Violence & sexual offences21%
Vehicle crime16%
Burglary7%
Robbery5%
Theft3%
Drug offences1%

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) · 373m

Crime is 32% below London average

Property

Prices, sales volume and market trends

Avg floor area66.4 m²

EPC breakdown

B
1%
C
25%
D
20%
E
3%

Based on 49 properties · Confidence: high

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£166,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, 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

1998–2023 · CAGR

+7.1%

Total change

+457%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.9%

per year

Acceleration

-75.35

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £300k–£350k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£53k£53k+0%1
Post-dot-com plateau2004–2004£186k£186k+0%1
Pre-crash peak2006–2006£169k£169k+0%2
Help-to-Buy recovery2013–2013£205k£205k+0%1
Brexit uncertainty2018–2018£335k£335k+0%1
Rate-rise correction2023–2023£295k£295k+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
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Dollis Hill StationJubilee line
13.8 min walk
Kensal Green

Nearby stations

Willesden Green Underground StationJubilee · Metropolitan
13 min walk
Dollis Hill Underground StationJubilee
14 min walk
Kensal Rise Rail StationMildmay
15 min walk
Willesden Junction Rail StationMildmay · Lioness
18 min walk
Willesden Junction Underground StationBakerloo
18 min walk
No bus stops within 400m

21

Walkability score

110

Footpaths (500m)

0

Santander docks (800m)

2.0 km

Nearest cycle dock

Central London commute times

London Bridge ★44 min
Victoria47 min ↑
Waterloo47 min ↑
Canary Wharf54 min ↑
City51 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

26

Car parks (800m)

6

EV chargers (800m)

Nearest car park127m
Santander docks (800m)0
Nearest cycle dock2.0 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: 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: 5.3 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 70%
More green space than 87% of London

Nearest SSSI: Brent Reservoir SSSI — 3.4 km

Energy

Solar: 855 kWh/kWp/yr

Ground stability

Geology: UNKNOWN LITHOLOGY

Subsidence risk: Low

Shrink-swell: Low

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

6 min walk

90%

Recommend GP

90%

Overall GP experience

1

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 2.5 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

46

Parks (1km)

6

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

24

Sports (1km)

0

Convenience

Nearest supermarketSahar · 1.1 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

0

Libraries (1km)

0

Cinemas (2km)

1.3km

Post office

Nearby shops

Raj Food & Wine335 m
Soul Food & Wine442 m
Sidmouth Xpress482 m
Prewett Supermarket511 m

Nearby cafes

Desire Coffee & Bistro517 m
Cuore540 m
Roundwood Lodge556 m
Costa Coffee656 m

Nearby restaurants

K.D.'s takeaway503 m
Golden Dish511 m
Ruhit's516 m
Varanda Brazil522 m

Nearby pubs

The Rising Sun352 m
Flynn's507 m
Lula's626 m
Angie's III862 m

Nearby gyms

Willesden Sports Centre268 m
ZENW2802 m
The Dojo849 m

Nearby pharmacies

Chana Chemist244 m
Richard & Curtis505 m
Smart Pharm Pharmacy1.2 km

Nearby health

Park Avenue Dental Care1.0 km
Food hygiene (5-star)59% of 78

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

66

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

18.6

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,534m
Crossrail 2 route7,070m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,746 nationally

1,647

Est. population

12,601/km²

63%

Employed

43%

Degree educated

£43,800

Median income

5.5%

Claimant rate

Inner cityHigh densityRenters

36

Community stability

Age profile

23%
28%
21%
18%
Under 1823%
18–3428%
35–4921%
50–6418%
65+10%

Tenure

20%
20%
41%
19%
Own outright20%
Own (mortgage)20%
Private rent41%
Social rent19%
Shared ownership0%

Ethnicity

19%
25%
21%
14%
13%
White British19%
White Other25%
Asian21%
Black14%
Mixed8%
Other13%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine16%
No car household45%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Private rent41%
Social rent19%

vs. London

Income vs London+4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
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)
86
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)

1-116 DONNINGTON CT.& ELECTRICAL SUB STN, 1-116 DONNINGTON CT.& ELECTRICAL SUB STN, DONNINGTON ROAD, NW10120 homes
completed
WILLESDEN GENERAL HOSPITAL, WILLESDEN GENERAL HOSPITAL, HARLESDEN ROAD, NW10 3RY82 homes
completed
ELLERSLIE HOUSE, ELLERSLIE HOUSE, UFFINGTON ROAD, NW1040 homes
completed
THAMES WATER DEPOT AND TRAINING SH, 225, THAMES WATER DEPOT AND TRAINING SH, 225, Harlesden Road, London, NW10 3SD26 homes
completed
Telephone Exchange, Telephone Exchange, St Andrews Road, NW10 2QS23 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 3RB

Full postcodeNW10 3RB
Postcode districtNW10
BoroughLondon Borough of Brent
WardBrondesbury Park
Latitude51.542490
Longitude-0.232266
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