Harlesden & Kensal Green · Brent · Queen's Park and Maida Vale constituency · 51.53843, -0.24840

NW10 4JP— Harlesden & Kensal Green, Brent

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

The practical family move

 

Schools 88%Safety 56/100Transport 47/100⚠ Knotweed sites nearby

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
58
Safety
56
Schools
90
Transport
47
Environment
67
Investment
78

The bottom line

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

The catches: high noise levels nearby; 46 min to victoria — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

NW10 4JP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighRenters
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Medium

London Benchmarks

vs London income-16.7% vs London avg
vs London crime+238.0% vs London avg

Deep-dive guides for NW10 4JP

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌳 Good Parks🍕 Buzzing

“The practical family move”

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How NW10 4JP 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 · 1 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 · 3 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

220.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+185% vs borough

Crime by type

Other35%
Violence & sexual offences18%
Anti-social behaviour15%
Robbery8%
Theft7%
Drug offences6%
Vehicle crime6%
Burglary4%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

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

Crime is +238% above London average

Property

Prices, sales volume and market trends

Avg floor area56.9 m²

EPC breakdown

C
17%
D
18%
E
5%
F
1%

Based on 41 properties · Confidence: high

Street mix

Semi 8%Terraced 16%Flat 76%

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£142,250
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

1996–2021 · CAGR

+5%

Total change

+241%

Market Activity

Price Velocity & Acceleration

Current Velocity

-46.0%

per year

Acceleration

-77.18

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £50k–£75k · 24 sales

Property Type Mix

Total: 24 sales

Semi-detached8.3%
Terraced16.7%
Flat/maisonette75%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£67k£95k+42.9%1.2
Post-dot-com plateau2003–2004£110k£200k+81.8%3.5
Pre-crash peak2006–2007£239k£220k-7.9%3
GFC & correction2010–2011£236k£230k-2.5%1
Help-to-Buy recovery2014–2015£365k£320k-12.3%1
Brexit uncertainty2017–2017£420k£420k+0%1
Pandemic surge2021–2021£227k£227k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
18.6%
District
18.6%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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
9 min walk
Harlesden Underground StationBakerloo
9 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

68

Walkability score

231

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

21

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)141
Nearest car park182m
Santander docks (800m)0
Nearest cycle dock2.3 km

Nearby car parks

🅿️
Harlesden Plaza114 spaces
182m

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
NoiseHIGH
road
Noisier 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 AONB22% green spaceTree canopy: 61%
More green space than 77% 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

28 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 · 6.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

39

Restaurants (800m)

17

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

20

Convenience

Nearest supermarketBlue Mountain Peak · 88 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)

835m

Post office

Nearby shops

Housewife Cash & Carry72 m
High Crown Bakery & Takeaway97 m
No. 1 Halal Meat Grocery & Vegetables107 m
Newsfare112 m

Nearby cafes

Empório Brasil139 m
The Whale Tea153 m
H & A Cafe167 m
Mc Brasil189 m

Nearby restaurants

Flavourz Africana75 m
Tamariz76 m
Mario's80 m
Morley's108 m

Nearby pubs

The Shawl209 m
Royal Oak341 m
The Green Man399 m
Wishing Well405 m

Nearby pharmacies

Superdrug247 m
Catto Ltd Pharmacy306 m
Chana Chemist336 m

Nearby health

Monteiro Dental Clinic114 m
Murakami Medical Centre115 m
Craven Park Dental Clinic480 m
Kensal Dental577 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

78

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 score22/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

30.2

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,326m
Crossrail 2 route8,072m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 799 nationally

2,423

Est. population

14,603/km²

56%

Employed

34%

Degree educated

£35,000

Median income

15.9%

Claimant rate

Urban coreHigh densityRenters

26

Community stability

Age profile

27%
24%
23%
17%
Under 1827%
18–3424%
35–4923%
50–6417%
65+9%

Tenure

43%
42%
Own outright6%
Own (mortgage)6%
Private rent43%
Social rent42%
Shared ownership3%
Rent free0%

Ethnicity

21%
36%
White British12%
White Other21%
Asian13%
Black36%
Mixed7%
Other12%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine28%
No car household66%
Unemployed7%
No qualifications25%

Housing tenure (Census 2021)

Private rent43%
Social rent42%

vs. London

Income vs London-16.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
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
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

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Key facts for NW10 4JP

Full postcodeNW10 4JP
Postcode districtNW10
BoroughLondon Borough of Brent
WardHarlesden & Kensal Green
Latitude51.538433
Longitude-0.248400
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