Harlesden & Kensal Green · Brent · Queen's Park and Maida Vale constituency · 51.53819, -0.24933

NW10 4AB— Harlesden & Kensal Green, Brent

Location and area intelligence for NW10 4AB, Harlesden & Kensal Green, Brent

The practical family move

 

Schools 88%Safety 72/100Transport 38/100⚠ Knotweed sites nearby

Best for: Families, Investors

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

Liveability
58
Safety
72
Schools
90
Transport
38
Environment
62
Investment
70

The bottom line

NW10 4AB offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Investors who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines; 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 4AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Medium

London Benchmarks

vs London income-16.7% vs London avg
vs London crime+86.0% vs London avg

Deep-dive guides for NW10 4AB

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

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Postcode Personality

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“The practical family move”

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How NW10 4AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

John Keble CofE Primary School

Good · Inspected Jun 2023 · 2 min walk

KS2: 103.3

—

Secondary

Saint Claudine's Catholic School for Girls

Not yet inspected · 2 min walk

P8: +0.79A8: 48.3

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

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

121.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+57% vs borough

Crime by type

Other26%
Violence & sexual offences21%
Anti-social behaviour20%
Drug offences10%
Vehicle crime9%
Theft5%
Robbery5%
Burglary5%

Road safety

99

Road safety score

1

Accidents (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 1.1km

Crime is +86% above London average

Property

Prices, sales volume and market trends

Avg floor area46.2 m²

EPC breakdown

C
23%
D
28%
E
11%
F
2%

Based on 64 properties · Confidence: high

Street mix

Semi 22%Terraced 11%Flat 22%Other 44%

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£115,500
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,735
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2016 · CAGR

+6.3%

Total change

+198%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.4%

per year

Acceleration

+26.83

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £125k–£150k · 5 sales

Property Type Mix

Total: 5 sales

Semi-detached40%
Terraced20%
Flat/maisonette40%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£125k£125k+0%1
Post-dot-com plateau2003–2003£440k£440k+0%1
GFC & correction2010–2010£350k£350k+0%2
Help-to-Buy recovery2016–2016£373k£373k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Willesden Junction Underground StationBakerloo line
8.6 min walk
Willesden Junction

Nearby stations

Harlesden Rail StationLioness
8 min walk
Harlesden Underground StationBakerloo
8 min walk
Willesden Junction Rail StationMildmay · Lioness
9 min walk
Willesden JunctionNational Rail
9 min walk
Willesden Junction Underground StationBakerloo
9 min walk
No bus stops within 400m

67

Walkability score

199

Footpaths (500m)

0

Santander docks (800m)

2.3 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

19

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)141
Nearest car park203m
Santander docks (800m)0
Nearest cycle dock2.3 km

Nearby car parks

🅿️
Harlesden Plaza114 spaces
203m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.1 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 64%
Less green space than 84% 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

GLADSTONE MEDICAL CENTRE

5 DOLLIS HILL LANE, NW2 6JH

29 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCentral Middlesex Hospital · 1.5 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

38

Restaurants (800m)

16

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

16

Convenience

Nearest supermarketBlue Mountain Peak · 62 m

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)

848m

Post office

Nearby shops

Housewife Cash & Carry26 m
No. 1 Halal Meat Grocery & Vegetables37 m
Newsfare44 m
Harlesden Food Centre59 m

Nearby cafes

Empório Brasil107 m
The Whale Tea124 m
H & A Cafe142 m
Mc Brasil153 m

Nearby restaurants

Tamariz19 m
Mario's28 m
Flavourz Africana36 m
Trinidad Roti Shop38 m

Nearby pubs

The Shawl205 m
Wishing Well365 m
Royal Oak373 m
The Green Man432 m

Nearby pharmacies

Superdrug236 m
Catto Ltd Pharmacy323 m
Chana Chemist359 m

Nearby health

Monteiro Dental Clinic62 m
Murakami Medical Centre64 m
Craven Park Dental Clinic436 m
Kensal Dental603 m
Food hygiene (5-star)57% of 166

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

70

Investment score

Strong

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

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

25.1

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,373m
Crossrail 2 route8,129m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,961 nationally

2,297

Est. population

18,746/km²

58%

Employed

33%

Degree educated

£35,000

Median income

13.1%

Claimant rate

Inner cityVery high densityRenters

29

Community stability

Age profile

29%
20%
24%
19%
Under 1829%
18–3420%
35–4924%
50–6419%
65+8%

Tenure

45%
28%
Own outright13%
Own (mortgage)12%
Private rent45%
Social rent28%
Shared ownership2%
Rent free0%

Ethnicity

19%
21%
16%
28%
White British19%
White Other21%
Asian16%
Black28%
Mixed7%
Other9%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine26%
No car household60%
Unemployed6%
No qualifications28%

Housing tenure (Census 2021)

Private rent45%
Social rent28%

vs. London

Income vs London-16.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
1
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
0
Under construction
0
Completed (3yr)
114
Largest scheme
58 homes · 1-11 NEW CRESCENT WORKS, 1-11 NEW CRESCENT WORKS, NICOLL ROAD, NW10
Pipeline pressure
NONE

Named schemes (500m)

1-11 NEW CRESCENT WORKS, 1-11 NEW CRESCENT WORKS, NICOLL ROAD, NW1058 homes
completed
Site of former Willesden Court House,, Site of former Willesden Court House,, St Marys Road, NW1038 homes
completed
ODEON COURT (1), EX ODEON CINEMA SITE, ODEON COURT (1), EX ODEON CINEMA SITE, ST. ALBANS ROAD, CRAVEN PARK ROAD, NW10 6RD33 homes
completed
FORMER FUTTERS YARD AND, 16, FORMER FUTTERS YARD AND, 16, ACTON LANE, NW1030 homes
completed
1 CLOCHAR COURT, (CONVENT OF JESUS&MARY), 1 CLOCHAR COURT, (CONVENT OF JESUS&MARY), CROWNHILL ROAD, NW10 4EP26 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 4AB

Full postcodeNW10 4AB
Postcode districtNW10
BoroughLondon Borough of Brent
WardHarlesden & Kensal Green
Latitude51.538187
Longitude-0.249333
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