Harlesden & Kensal Green · Brent · Queen's Park and Maida Vale constituency · 51.53820, -0.23435

NW10 3SS— Harlesden & Kensal Green, Brent

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

The family fortress

 

Schools 86%Safety 81/100Transport 31/100~2% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
58
Safety
81
Schools
90
Transport
31
Environment
71
Investment
25

The bottom line

NW10 3SS 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 3SS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-0.2% vs London avg
vs London crime-7.0% vs London avg

Deep-dive guides for NW10 3SS

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How NW10 3SS 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 · 1 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 · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

60.6 incidents per 1,000 residents

Better than 54% of London
→ Stable

-22% vs borough

Crime by type

Violence & sexual offences34%
Other27%
Anti-social behaviour10%
Vehicle crime10%
Drug offences8%
Robbery5%
Burglary5%
Theft1%

Road safety

97

Road safety score

3

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 704m

Crime is 7% 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£8,154/m²
Price per ft²£758/ft²
Avg floor area145.2 m²

EPC breakdown

C
2%
D
5%
E
4%
F
1%

Based on 12 properties · Confidence: medium

Street mix

Semi 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield855 kWh/kWp/yr
Rebuild cost estimate£363,000
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)
RoofPitched, 270 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,952
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2025 · CAGR

+5.4%

Total change

+239%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.0%

per year

Acceleration

-54.24

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £700k+ · 11 sales

Property Type Mix

Total: 11 sales

Semi-detached100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£335k£335k+0%1
Pre-crash peak2007–2007£563k£563k+0%1
GFC & correction2009–2010£500k£590k+18%1
Help-to-Buy recovery2015–2016£930k£1.31m+41.4%1.5
Brexit uncertainty2017–2017£925k£925k+0%1
Pandemic surge2021–2021£890k£890k+0%1
Rate-rise correction2023–2023£1.27m£1.27m+0%1
Current market2025–2025£1.14m£1.14m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

83out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Willesden JunctionMildmay line
10.4 min walk
Willesden Junction Low Level

Nearby stations

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

33

Walkability score

133

Footpaths (500m)

0

Santander docks (800m)

1.7 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

16

Car parks (800m)

3

EV chargers (800m)

Nearest car park197m
Santander docks (800m)0
Nearest cycle dock1.7 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 5.2 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 55%
More green space than 89% of London

Nearest SSSI: Brent Reservoir SSSI — 3.8 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

11 min walk

90%

Recommend GP

90%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 2.1 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

51

Parks (1km)

4

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

24

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Island (631 m)

Nearest supermarketSahar · 788 m
14 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

0

Libraries (1km)

0

Cinemas (2km)

1.2km

Post office

Nearby shops

London Food Store Limited506 m
Park Food & Wine594 m
Wine Well Grocery609 m
Harrow Road Convenience Store632 m

Nearby cafes

Roundwood Lodge480 m
Kaleo- Common Ground578 m
Merhaba Cafe Shop622 m
La Casa Sports Bar622 m

Nearby restaurants

Rubio517 m
Yummy's Peri Peri / Chicken and Burger Shop599 m
Requinte Brazil616 m
Tom Kangam Thai628 m

Nearby pubs

The Island631 m
Épara Poncha708 m
Angie's716 m
The Green Man727 m

Nearby gyms

Willesden Sports Centre355 m
The Dojo589 m
Absolute Studios787 m

Nearby pharmacies

Chana Chemist514 m
Smart Pharm Pharmacy709 m
Richard & Curtis823 m

Nearby health

Kensal Dental720 m
Dermafaye834 m
Food hygiene (5-star)68% of 40

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

25

Investment score

Weak

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

Low gross yield (1.7%) 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
1.7% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score16/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

37.6

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,437m
Crossrail 2 route7,112m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,063 nationally

1,748

Est. population

11,646/km²

67%

Employed

50%

Degree educated

£41,900

Median income

7.6%

Claimant rate

SuburbanHigh densityEstablished mixed

43

Community stability

Age profile

24%
20%
23%
22%
Under 1824%
18–3420%
35–4923%
50–6422%
65+11%

Tenure

24%
29%
31%
14%
Own outright24%
Own (mortgage)29%
Private rent31%
Social rent14%
Shared ownership1%

Ethnicity

37%
19%
17%
White British37%
White Other19%
Asian13%
Black17%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine17%
No car household33%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent31%
Social rent14%

vs. London

Income vs London-0.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
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)
28
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)

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
FORMER HAYCROFT DAIRY, 403-407, FORMER HAYCROFT DAIRY, 403-407, HARLESDEN ROAD, NW10 3RR35 homes
completed
FURNESS COTTAGE, FURNESS COTTAGE, HARLESDEN ROAD, NW10 3RP18 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 3SS

Full postcodeNW10 3SS
Postcode districtNW10
BoroughLondon Borough of Brent
WardHarlesden & Kensal Green
Latitude51.538205
Longitude-0.234350
Parliamentary constituencyQueen's Park and Maida Vale
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
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HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
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for London
NHS
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