Harlesden & Kensal Green · Brent · Queen's Park and Maida Vale constituency · 51.53848, -0.24177

NW10 3TS— Harlesden & Kensal Green, Brent

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

The family fortress

 

Schools 86%Safety 76/100Transport 38/100Yield 4.41%

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
63
Safety
76
Schools
51
Transport
38
Environment
67
Investment
57

The bottom line

NW10 3TS offers exceptional schools (86% Good/Outstanding) and low crime at £435,000 median — strong value for Families who can accept its trade-offs.

The catch: 46 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

NW10 3TS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-16.3% vs London avg
vs London income-16.7% vs London avg
vs London crime+52.0% vs London avg

Deep-dive guides for NW10 3TS

🛡️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📈 Up & Coming🔒 Very Safe

“The family fortress”

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How NW10 3TS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

51

Education score

Fair for families
★ Top school within 1km
—

Primary

Newfield Primary School

Not yet inspected · 5 min walk

KS2: 106.0

—

Secondary

Newman Catholic College

Not yet inspected · 3 min walk

P8: -0.21A8: 39.6

86% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Above London average

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 12 min walk

8 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 741m

Crime is +52% above London average

Property

2 Jul

Prices, sales volume and market trends

£435,000

Median sale price

16% below London median

£435,000 is 16% below the London median (£520,000)

+25.9%

This year

Flat

Dominant type

Price history

5-year change
+33.8%
Sales (24 months)9
New build0.0%
Avg flat£435,000
Price per m²£6,464/m²
Price per ft²£600/ft²
Avg floor area67.5 m²

EPC breakdown

C
17%
D
17%

Based on 34 properties · Confidence: high

Street mix

Flat 94%Other 6%

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

Stamp duty

Standard buyer£9,250
First-time buyerFTB
£500
Additional propertyBTL/2nd
£22,300

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

12.4×

Price-to-income

£2,176/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield855 kWh/kWp/yr
Rebuild cost estimate£168,750
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2024 · CAGR

+7.7%

Total change

+596%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.9%

per year

Acceleration

+19.59

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £175k–£200k · 29 sales

Property Type Mix

Total: 29 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£63k£106k+68.8%1.7
Post-dot-com plateau2001–2004£100k£169k+69%1.2
Pre-crash peak2005–2007£171k£195k+13.7%1.3
GFC & correction2011–2011£210k£210k+0%1
Brexit uncertainty2018–2018£345k£345k+0%1
Pandemic surge2021–2021£325k£325k+0%3
Rate-rise correction2023–2023£346k£346k+0%1
Current market2024–2024£435k£435k+0%9

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.7%
District
7.7%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing1
Trend Position10

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
8 min walk
Willesden Junction

Nearby stations

Willesden Junction Rail StationLioness · Mildmay
9 min walk
Willesden JunctionNational Rail
9 min walk
Willesden Junction Underground StationBakerloo
9 min walk
Harlesden Rail StationLioness
14 min walk
Harlesden Underground StationBakerloo
14 min walk
No bus stops within 400m

57

Walkability score

161

Footpaths (500m)

0

Santander docks (800m)

2.0 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria ★46 min
Waterloo52 min ↑
Canary Wharf61 min ↑
City55 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

28

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)141
Nearest car park129m
Santander docks (800m)0
Nearest cycle dock2.0 km

Nearby car parks

🅿️
Harlesden Plaza114 spaces
403m

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: 5.7 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 31%
More green space than 77% 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

16 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCentral Middlesex Hospital · 2.0 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

36

Restaurants (800m)

15

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

6

Convenience

Nearest supermarketSahar · 362 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.0km

Post office

Nearby shops

London Food Store Limited144 m
Park Food & Wine163 m
Thurga Food & wine189 m
Wine Well Grocery191 m

Nearby cafes

Kaleo- Common Ground154 m
La Casa Sports Bar181 m
Merhaba Cafe Shop199 m
Sefar Cafe203 m

Nearby restaurants

Rubio139 m
Yummy's Peri Peri / Chicken and Burger Shop166 m
Requinte Brazil177 m
O Bombeiro201 m

Nearby pubs

The Green Man325 m
Royal Oak330 m
Angie's359 m
The Shawl473 m

Nearby pharmacies

Chana Chemist380 m
Catto Ltd Pharmacy404 m
Superdrug501 m

Nearby health

Kensal Dental445 m
Murakami Medical Centre539 m
Monteiro Dental Clinic540 m
Food hygiene (5-star)57% of 121

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

57

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
Gross yield
4.4% (average)London avg: 3.8%Above average yield
Gentrification score31/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

38/100

Velocity score

Future outlook

55.4

Price growth score

C
Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,912m
Crossrail 2 route7,622m

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%
Price vs London-16.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
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)
71
Largest scheme
82 homes · WILLESDEN GENERAL HOSPITAL, WILLESDEN GENERAL HOSPITAL, HARLESDEN ROAD, NW10 3RY
Pipeline pressure
NONE

Named schemes (500m)

COWIES OF LONDON, COWIES OF LONDON, HARLESDEN ROAD, NW1056 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
1 CLOCHAR COURT, (CONVENT OF JESUS&MARY), 1 CLOCHAR COURT, (CONVENT OF JESUS&MARY), CROWNHILL ROAD, NW10 4EP26 homes
completed
Former Willesden New Social Club, Former Willesden New Social Club, Rucklidge Avenue, London, NW10 4PT21 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£435,000)

£9,250

Standard buyer

£500

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for NW10 3TS

Full postcodeNW10 3TS
Postcode districtNW10
BoroughLondon Borough of Brent
WardHarlesden & Kensal Green
Latitude51.538478
Longitude-0.241765
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