Harlesden & Kensal Green · Brent · Queen's Park and Maida Vale constituency · 51.53607, -0.24791

NW10 4LS— Harlesden & Kensal Green, Brent

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

The practical family move

 

Schools 86%Safety 56/100Transport 50/100Yield 5.82%⚠ Knotweed sites nearby

Best for: Most buyers

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Investment-grade — strong yield and growth signals

Liveability
58
Safety
56
Schools
90
Transport
50
Environment
61
Investment
66

The bottom line

NW10 4LS offers exceptional schools (100% Good/Outstanding) at £330,000 median — strong value for Most buyers 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 4LS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-36.5% vs London avg
vs London income-16.7% vs London avg
vs London crime+238.0% vs London avg

Deep-dive guides for NW10 4LS

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

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How NW10 4LS 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 · 13 min walk

7 primaries · 3 secondaries · 0 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

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 1.2km

Crime is +238% above London average

Property

2 Jul

Prices, sales volume and market trends

£330,000

Median sale price

Bottom 25% — 37% below London median

£330,000 is 37% below the London median (£520,000)

+1.5%

This year

Flat

Dominant type

Price history

Sales (24 months)13
New build0.0%
Avg flat£330,000
Price per m²£5,690/m²
Price per ft²£529/ft²
Avg floor area58.6 m²

EPC breakdown

B
9%
C
26%
D
9%
E
3%
F
3%

Based on 50 properties · Confidence: high

Street mix

Semi 6%Terraced 3%Flat 84%Other 6%

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£4,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£13,900

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

9.4×

Price-to-income

£1,651/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield855 kWh/kWp/yr
Rebuild cost estimate£146,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2007-2011
WallsCavity wall, as built, insulated (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

2001–2025 · CAGR

+4.4%

Total change

+179%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

-6.35

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 30 sales

Property Type Mix

Total: 30 sales

Semi-detached6.7%
Terraced3.3%
Flat/maisonette90%

By decade

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2003£120k£130k+8.3%2
Pre-crash peak2007–2007£235k£235k+0%11
GFC & correction2009–2009£315k£315k+0%1
Current market2024–2025£335k£335k+0%7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
4.4%
District
4.4%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Willesden Junction Underground StationBakerloo line
5.6 min walk
Willesden Junction

Nearby stations

Willesden Junction Rail StationLioness · Mildmay
6 min walk
Willesden JunctionNational Rail
6 min walk
Willesden Junction Underground StationBakerloo
6 min walk
Harlesden Rail StationLioness
8 min walk
Harlesden Underground StationBakerloo
9 min walk
No bus stops within 400m

68

Walkability score

191

Footpaths (500m)

0

Santander docks (800m)

2.1 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

17

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)141
Nearest car park121m
Santander docks (800m)0
Nearest cycle dock2.1 km

Nearby car parks

🅿️
Harlesden Plaza114 spaces
121m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.0 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 31%
Less green space than 94% of London

Nearest SSSI: Brent Reservoir SSSI — 4.0 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): 2

Landslide susceptibility: Medium

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

HMP WORMWOOD SCRUBS

DU CRANE ROAD, W12 0AE

26 min walk

0

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCentral Middlesex Hospital · 1.5 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

43

Restaurants (800m)

18

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

22

Convenience

Nearest supermarketMang Pinoy @ Kabul Plaza · 21 m

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
981 licensed premises in borough386 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Best Deal59 m
Alishba News & Wines82 m
Beers, Wines, Spirits89 m
Poziomka95 m

Nearby cafes

Blakes67 m
H & A Cafe115 m
The Whale Tea135 m
Empório Brasil151 m

Nearby restaurants

Subway7 m
KFC83 m
Chicken Cottage85 m
One Stop97 m

Nearby pubs

The Shawl57 m
Royal Oak208 m
The Green Man258 m
Angie's300 m

Nearby pharmacies

Superdrug19 m
Catto Ltd Pharmacy123 m
Chana Chemist165 m

Nearby health

Murakami Medical Centre201 m
Monteiro Dental Clinic203 m
Kensal Dental387 m
Craven Park Dental Clinic661 m
Food hygiene (5-star)55% of 172

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
5.8% (good)London avg: 3.8%Strong yield — top 12% of London
Gentrification score22/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months2

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

55.3

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,188m
Crossrail 2 route7,985m

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%
Price vs London-36.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
1
Local approval rate
100%
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)
94
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
80 Goodhall Street, Goodhall Street, London, NW10 6TS38 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
Former Willesden New Social Club, Former Willesden New Social Club, Rucklidge Avenue, London, NW10 4PT21 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 (£330,000)

£4,000

Standard buyer

£0

First-time buyer

Save £4,000

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 4LS

Full postcodeNW10 4LS
Postcode districtNW10
BoroughLondon Borough of Brent
WardHarlesden & Kensal Green
Latitude51.536070
Longitude-0.247914
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