Harlesden & Kensal Green · Brent · Queen's Park and Maida Vale constituency · 51.53986, -0.24762

NW10 4ED— Harlesden & Kensal Green, Brent

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

High-connectivity investment target

 

Schools 88%Safety 72/100Transport 32/100Yield 4.13%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
59
Safety
72
Schools
90
Transport
32
Environment
68
Investment
58

The bottom line

NW10 4ED offers exceptional schools (100% Good/Outstanding) and low crime at £465,000 median — 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 4ED

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-10.6% vs London avg
vs London income-16.7% vs London avg
vs London crime+86.0% vs London avg

Deep-dive guides for NW10 4ED

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

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“High-connectivity investment target”

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How NW10 4ED 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 · 2 min walk

P8: +0.79A8: 48.3

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 8 min walk

7 primaries · 3 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 905m

Crime is +86% above London average

Property

2 Jul

Prices, sales volume and market trends

£465,000

Median sale price

11% below London median

£465,000 is 11% below the London median (£520,000)

-38.0%

This year

Flat

Dominant type

Price history

5-year change
+10.1%
Sales (24 months)9
New build0.0%
Avg terraced£627,500
Avg flat£400,000
Price per m²£5,776/m²
Price per ft²£537/ft²
Avg floor area83.4 m²

EPC breakdown

C
35%
D
31%
E
6%
F
1%

Based on 73 properties · Confidence: high

Street mix

Semi 2%Terraced 28%Flat 69%Other 2%

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£10,750
First-time buyerFTB
£2,000
Additional propertyBTL/2nd
£24,700

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

13.3×

Price-to-income

£2,326/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield855 kWh/kWp/yr
Rebuild cost estimate£208,500
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.1%

Total change

+675%

Market Activity

Price Velocity & Acceleration

Current Velocity

-37.0%

per year

Acceleration

-4.61

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £250k–£300k · 66 sales

Property Type Mix

Total: 66 sales

Semi-detached1.5%
Terraced28.8%
Flat/maisonette69.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£118k+96.7%2.6
Post-dot-com plateau2001–2004£155k£191k+22.9%3.5
Pre-crash peak2005–2007£189k£250k+32.1%3
GFC & correction2009–2012£180k£220k+22.2%1.7
Help-to-Buy recovery2014–2016£320k£900k+181.2%3
Brexit uncertainty2019–2019£498k£498k+0%2
Pandemic surge2020–2021£480k£423k-12%1.5
Rate-rise correction2022–2023£1.09m£738k-32.3%1
Current market2025–2025£465k£465k+0%9

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
7%
District
7%
Terraced+0% α
Local
7.7%
District
7.7%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
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
10.2 min walk
Willesden Junction

Nearby stations

Harlesden Rail StationLioness
10 min walk
Harlesden Underground StationBakerloo
10 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

62

Walkability score

233

Footpaths (500m)

0

Santander docks (800m)

2.3 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)

1

EV chargers (800m)

Total spaces (800m)141
Nearest car park239m
Santander docks (800m)0
Nearest cycle dock2.3 km

Nearby car parks

🅿️
Harlesden Plaza114 spaces
318m

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

Nearest SSSI: Brent Reservoir SSSI — 3.5 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

26 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 · 1.7 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

31

Parks (1km)

39

Restaurants (800m)

16

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

14

Convenience

Nearest supermarketBlue Mountain Peak · 256 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)

702m

Post office

Nearby shops

Housewife Cash & Carry234 m
PS Drinks239 m
Newsfare246 m
Who's next food & wine253 m

Nearby cafes

Mc Brasil235 m
Kulmiye Coffee237 m
Empório Brasil307 m
The Whale Tea320 m

Nearby restaurants

The Master's Grill208 m
Mario's210 m
Tamariz213 m
The Palace Tandoori Restaurant213 m

Nearby pubs

The Shawl365 m
Wishing Well412 m
Royal Oak442 m
The Green Man493 m

Nearby pharmacies

Superdrug405 m
Catto Ltd Pharmacy433 m
Chana Chemist454 m

Nearby health

Monteiro Dental Clinic278 m
Murakami Medical Centre279 m
Craven Park Dental Clinic490 m
Kensal Dental677 m
Food hygiene (5-star)58% of 169

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

58

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
4.1% (average)London avg: 3.8%Above average yield
Gentrification score24/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months3

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

25/100

Velocity score

Future outlook

51.5

Price growth score

C
Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,345m
Crossrail 2 route8,051m

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-10.6%

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)
111
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
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
61, 61, Craven Park Road, NW10 8SH16 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 (£465,000)

£10,750

Standard buyer

£2,000

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 4ED

Full postcodeNW10 4ED
Postcode districtNW10
BoroughLondon Borough of Brent
WardHarlesden & Kensal Green
Latitude51.539861
Longitude-0.247624
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