Harlesden & Kensal Green · Brent · Queen's Park and Maida Vale constituency · 51.53925, -0.25109

NW10 4AE— Harlesden & Kensal Green, Brent

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

The hidden gem

 

Schools 78%Safety 72/100Transport 39/100Yield 6.40%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
56
Safety
72
Schools
90
Transport
39
Environment
62
Investment
66

The bottom line

NW10 4AE offers exceptional schools (100% Good/Outstanding) and low crime at £300,000 median — strong value for Families who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines; 47 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 4AE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-42.3% vs London avg
vs London income-16.7% vs London avg
vs London crime+86.0% vs London avg

Deep-dive guides for NW10 4AE

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

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“The hidden gem”

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How NW10 4AE 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 · 4 min walk

KS2: 103.3

—

Secondary

Saint Claudine's Catholic School for Girls

Not yet inspected · 4 min walk

P8: +0.79A8: 48.3

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 9 min walk

7 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

93

Road safety score

7

Accidents (5yr)

5

Serious within 200m

MEDIUM pedestrian risk3 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Park Royal Fire Station (G29) · 1.0km

Crime is +86% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£300,000

Median sale price

Bottom 25% — 42% below London median

£300,000 is 42% below the London median (£520,000)

+221.0%

This year

Flat

Dominant type

Price history

5-year change
+56.5%
Sales (24 months)7
New build0.0%
Avg semi-detached£626,000
Avg terraced£350,000
Avg flat£279,950
Price per m²£6,410/m²
Price per ft²£596/ft²
Avg floor area50 m²

EPC breakdown

C
35%
D
28%
E
12%
F
2%
G
2%

Based on 79 properties · Confidence: high

Street mix

Semi 24%Terraced 15%Flat 47%Other 15%

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£2,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£11,500

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

8.6×

Price-to-income

£1,501/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield855 kWh/kWp/yr
Rebuild cost estimate£125,000
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

1997–2025 · CAGR

+6.7%

Total change

+519%

Market Activity

Price Velocity & Acceleration

Current Velocity

+32.1%

per year

Acceleration

+46.61

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £300k–£350k · 29 sales

Property Type Mix

Total: 29 sales

Semi-detached27.6%
Terraced17.2%
Flat/maisonette55.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£57k£60k+5.3%1.7
Post-dot-com plateau2002–2004£115k£188k+63%3.3
Pre-crash peak2005–2006£240k£300k+25%1
Brexit uncertainty2019–2019£400k£400k+0%1
Rate-rise correction2023–2023£310k£310k+0%2
Current market2024–2025£265k£350k+32.1%4.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.3%
District
6.3%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Harlesden Underground StationBakerloo line
6.7 min walk
Harlesden

Nearby stations

Harlesden Rail StationLioness
7 min walk
HarlesdenNational Rail
7 min walk
Harlesden Underground StationBakerloo
7 min walk
Willesden Junction Rail StationLioness · Mildmay
11 min walk
Willesden Junction Underground StationBakerloo
11 min walk
No bus stops within 400m

62

Walkability score

165

Footpaths (500m)

0

Santander docks (800m)

2.4 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria ★47 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

17

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)141
Nearest car park372m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Harlesden Plaza114 spaces
372m

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: 6.3 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 34%
Less green space than 84% of London

Nearest SSSI: Brent Reservoir SSSI — 3.6 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

27 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCentral Middlesex Hospital · 1.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

26

Restaurants (800m)

9

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

15

Convenience

Nearest supermarketPak Discount Cash & Carry · 59 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)

717m

Post office

Nearby shops

Supersave6 m
Who's next food & wine42 m
Marjan55 m
PS Drinks112 m

Nearby cafes

Kulmiye Coffee16 m
Mc Brasil19 m
Empório Brasil266 m
The Whale Tea282 m

Nearby restaurants

BFC24 m
Sunset Caribbean Takeaway30 m
Mister Patty51 m
The Palace Tandoori Restaurant52 m

Nearby pubs

Wishing Well197 m
The Shawl371 m
Royal Oak541 m
The Green Man601 m

Nearby pharmacies

Superdrug398 m
Catto Ltd Pharmacy493 m
Chana Chemist529 m
S&S Chemists706 m

Nearby health

Monteiro Dental Clinic214 m
Murakami Medical Centre216 m
Craven Park Dental Clinic272 m
Church Road Dental Practice695 m
Food hygiene (5-star)60% of 138

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

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
Gross yield
6.4% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score17/100
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

29/100

Velocity score

Future outlook

39.1

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,534m
Crossrail 2 route8,273m

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%
Price vs London-42.3%

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)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
97
Largest scheme
440 homes · Land bounded by Railway, Land bounded by Railway, Church Road, Craven Park, Guilsborough Close, Bishops Way, 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
Flats 1-13, 63 Craven Park, London and Flats 1-21 65 Crave Park, London, NW10 8SR34 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

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 (£300,000)

£2,500

Standard buyer

£0

First-time buyer

Save £2,500

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 4AE

Full postcodeNW10 4AE
Postcode districtNW10
BoroughLondon Borough of Brent
WardHarlesden & Kensal Green
Latitude51.539247
Longitude-0.251094
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