Harlesden & Kensal Green · Brent · Brent East constituency · 51.54138, -0.24772

NW10 4DE— Harlesden & Kensal Green, Brent

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

The family fortress

 

Schools 88%Safety 80/100Transport 30/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
60
Safety
80
Schools
52
Transport
30
Environment
68
Investment
56

The bottom line

NW10 4DE offers exceptional schools (88% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 52 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

NW10 4DE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-18.1% vs London avg
vs London crime+9.0% vs London avg

Deep-dive guides for NW10 4DE

🛡️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

“The family fortress”

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How NW10 4DE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

52

Education score

Fair for families
★ Top school within 1km
—

Primary

Leopold Primary School

Not yet inspected · 4 min walk

KS2: 103.7

—

Secondary

Saint Claudine's Catholic School for Girls

Not yet inspected · 4 min walk

P8: +0.79A8: 48.3

88% 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 · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

70.8 incidents per 1,000 residents

Higher crime than 54% of London
→ Stable

-8% vs borough

Crime by type

Violence & sexual offences27%
Anti-social behaviour23%
Other18%
Vehicle crime13%
Burglary7%
Drug offences6%
Robbery5%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 830m

Crime is +9% above 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£5,187/m²
Price per ft²£482/ft²
Avg floor area69.5 m²

EPC breakdown

C
20%
D
16%
E
3%

Based on 39 properties · Confidence: high

Street mix

Terraced 3%Flat 97%

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£173,750
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

1997–2026 · CAGR

+6.5%

Total change

+521%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.0%

per year

Acceleration

-20.56

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £75k–£100k · 53 sales

Property Type Mix

Total: 53 sales

Terraced3.8%
Flat/maisonette96.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£58k£89k+52.6%2.2
Post-dot-com plateau2001–2004£103k£188k+82.5%3.5
Pre-crash peak2005–2007£191k£190k-0.5%2
GFC & correction2008–2012£240k£228k-5.2%2
Help-to-Buy recovery2013–2016£280k£374k+33.6%2
Brexit uncertainty2017–2019£245k£317k+29.4%1
Pandemic surge2020–2021£445k£448k+0.6%1
Rate-rise correction2022–2022£450k£450k+0%5
Current market2026–2026£360k£360k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
8.5%
District
8.5%

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

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing9
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
12.2 min walk
Willesden Junction

Nearby stations

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

55

Walkability score

194

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

22

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)141
Nearest car park89m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Harlesden Plaza114 spaces
487m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 43%
More green space than 78% of London

Nearest SSSI: Brent Reservoir SSSI — 3.4 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

24 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 · 1.8 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

35

Parks (1km)

33

Restaurants (800m)

16

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Wishing Well (427 m)

Nearest supermarketBlue Mountain Peak · 418 m

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)

546m

Post office

Nearby shops

Supersave334 m
Who's next food & wine355 m
Marjan355 m
PS Drinks371 m

Nearby cafes

Mc Brasil326 m
Kulmiye Coffee327 m
Empório Brasil469 m
The Whale Tea484 m

Nearby restaurants

The Master's Grill320 m
Mister Patty320 m
The Palace Tandoori Restaurant320 m
BFC341 m

Nearby pubs

Wishing Well427 m
The Shawl534 m
Royal Oak602 m
The Green Man649 m

Nearby pharmacies

Superdrug574 m
Catto Ltd Pharmacy600 m
Chana Chemist618 m

Nearby health

Monteiro Dental Clinic434 m
Murakami Medical Centre435 m
Craven Park Dental Clinic496 m
Church Road Dental Practice533 m
Food hygiene (5-star)55% of 178

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

56

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
5.3% (good)London avg: 3.8%Strong yield — top 17% of London
Gentrification score21/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months1

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

36.8

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,425m
Crossrail 2 route8,093m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,134 nationally

2,048

Est. population

18,897/km²

55%

Employed

33%

Degree educated

£34,400

Median income

10.8%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

37

Community stability

Age profile

31%
19%
23%
19%
Under 1831%
18–3419%
35–4923%
50–6419%
65+8%

Tenure

16%
28%
42%
Own outright13%
Own (mortgage)16%
Private rent28%
Social rent42%
Shared ownership0%
Rent free0%

Ethnicity

19%
20%
36%
White British19%
White Other20%
Asian10%
Black36%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine23%
No car household48%
Unemployed8%
No qualifications24%

Housing tenure (Census 2021)

Social rent42%
Private rent28%

vs. London

Income vs London-18.1%

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)
99
Largest scheme
58 homes · 1-11 NEW CRESCENT WORKS, 1-11 NEW CRESCENT WORKS, NICOLL ROAD, NW10
Pipeline pressure
NONE

Named schemes (500m)

1 CLOCHAR COURT, (CONVENT OF JESUS&MARY), 1 CLOCHAR COURT, (CONVENT OF JESUS&MARY), CROWNHILL ROAD, NW10 4EP26 homes
completed
41 & 43, 41 & 43, NICOLL ROAD, NW1012 homes
completed
5-11, 5-11, Craven Park Road, NW10 8SE8 homes
completed
69, 69, Manor Park Road, NW10 4JX7 homes
completed
16-18, 16-18, High Street, NW10 4LX6 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
24.1%
Election year
2022
MP
Dawn Butler (Labour)
MP majority
14,913
Constituency
Queen's Park and Maida Vale

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Key facts for NW10 4DE

Full postcodeNW10 4DE
Postcode districtNW10
BoroughLondon Borough of Brent
WardHarlesden & Kensal Green
Latitude51.541382
Longitude-0.247725
Parliamentary constituencyBrent East
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