Harlesden & Kensal Green · Brent · Queen's Park and Maida Vale constituency · 51.53962, -0.24919

NW10 4BD— Harlesden & Kensal Green, Brent

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

High-connectivity investment target

 

Schools 88%Safety 72/100Transport 32/100~7% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
57
Safety
72
Schools
90
Transport
32
Environment
68
Investment
64

The bottom line

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

The catches: 52 min to london bridge — 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 4BD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for NW10 4BD

🛡️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🍕 Buzzing

“High-connectivity investment target”

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How NW10 4BD 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 · 3 min walk

KS2: 103.3

—

Secondary

Saint Claudine's Catholic School for Girls

Not yet inspected · 3 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 · 8 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

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 1.0km

Crime is +86% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£4,412/m²
Price per ft²£410/ft²
Avg floor area67.8 m²

EPC breakdown

C
16%
D
20%
E
2%
G
1%

Based on 39 properties · Confidence: high

Street mix

Terraced 15%Flat 81%Other 4%

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£169,500
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

1998–2024 · CAGR

+6.9%

Total change

+463%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.5%

per year

Acceleration

+32.50

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 23 sales

Property Type Mix

Total: 23 sales

Terraced17.4%
Flat/maisonette82.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£52k£160k+207.7%1.7
Post-dot-com plateau2001–2001£133k£133k+0%1
Pre-crash peak2006–2006£205k£205k+0%2
GFC & correction2009–2012£152k£187k+23%1
Help-to-Buy recovery2013–2014£235k£307k+30.6%3
Brexit uncertainty2017–2018£433k£232k-46.3%1.5
Rate-rise correction2022–2023£325k£260k-20%1
Current market2024–2024£293k£293k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
2.5%
District
2.5%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
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
Willesden Junction Underground StationBakerloo line
10.3 min walk
Willesden Junction

Nearby stations

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

65

Walkability score

214

Footpaths (500m)

0

Santander docks (800m)

2.4 km

Nearest cycle dock

Central London commute times

London Bridge ★52 min
Victoria55 min ↑
Waterloo54 min ↑
Canary Wharf62 min ↑
City60 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 park308m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Harlesden Plaza114 spaces
324m

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: 6.2 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 70%
More green space than 78% 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

10

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCentral Middlesex Hospital · 1.6 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

27

Parks (1km)

37

Restaurants (800m)

15

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

16

Convenience

Nearest supermarketPak Discount Cash & Carry · 136 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)

694m

Post office

Nearby shops

Supersave142 m
Who's next food & wine145 m
PS Drinks150 m
Newsfare167 m

Nearby cafes

Mc Brasil124 m
Kulmiye Coffee126 m
Empório Brasil265 m
The Whale Tea281 m

Nearby restaurants

The Master's Grill104 m
The Palace Tandoori Restaurant106 m
Mister Patty107 m
Mario's138 m

Nearby pubs

Wishing Well308 m
The Shawl350 m
Royal Oak477 m
The Green Man533 m

Nearby pharmacies

Superdrug387 m
Catto Ltd Pharmacy448 m
Chana Chemist477 m

Nearby health

Monteiro Dental Clinic222 m
Murakami Medical Centre224 m
Craven Park Dental Clinic386 m
Church Road Dental Practice675 m
Food hygiene (5-star)58% of 171

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

64

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
6.6% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score21/100
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

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

44.2

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,432m
Crossrail 2 route8,152m

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
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)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
118
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
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 4BD

Full postcodeNW10 4BD
Postcode districtNW10
BoroughLondon Borough of Brent
WardHarlesden & Kensal Green
Latitude51.539623
Longitude-0.249191
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