Harlesden & Kensal Green · Brent · Queen's Park and Maida Vale constituency · 51.53472, -0.24074

NW10 4PH— Harlesden & Kensal Green, Brent

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

The urban professional's pick

 

Schools 80%Safety 65/100Transport 53/100Low yield 2.04%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
60
Safety
65
Schools
90
Transport
53
Environment
67
Investment
37

The bottom line

NW10 4PH offers exceptional schools (100% Good/Outstanding) and low crime at £940,000 median — strong value for Families who can accept its trade-offs.

The catch: 46 min to victoria — above average for this zone.

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Location

NW10 4PH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Medium

London Benchmarks

vs London avg price+80.8% vs London avg
vs London income-16.7% vs London avg
vs London crime+145.0% vs London avg

Deep-dive guides for NW10 4PH

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

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How NW10 4PH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Furness Primary School

Good · Inspected Nov 2021 · 2 min walk

KS2: 105.9

—

Secondary

Newman Catholic College

Not yet inspected · 4 min walk

P8: -0.21A8: 39.6

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 12 min walk

5 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

159.1 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+106% vs borough

Crime by type

Other26%
Violence & sexual offences26%
Anti-social behaviour13%
Drug offences10%
Theft8%
Vehicle crime7%
Burglary5%
Robbery4%

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 1.1km

Crime is +145% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£940,000

Median sale price

Top 25% — 81% above London median

£940,000 is 81% above the London median (£520,000)

-55.4%

This year

Flat

Dominant type

Price history

5-year change
-9.0%
Sales (24 months)5
New build0.0%
Avg detached£1,000,000
Avg terraced£1,070,000
Avg flat£483,000
Price per m²£11,605/m²
Price per ft²£1,078/ft²
Avg floor area83.8 m²

EPC breakdown

C
16%
D
22%
E
4%
F
1%

Based on 43 properties · Confidence: high

Street mix

Semi 5%Terraced 25%Detached 1%Flat 68%

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£35,250
First-time buyerFTB
£35,250
Additional propertyBTL/2nd
£63,450

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

26.9×

Price-to-income

£4,702/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield855 kWh/kWp/yr
Rebuild cost estimate£209,500
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

1996–2025 · CAGR

+8.6%

Total change

+985%

Market Activity

Price Velocity & Acceleration

Current Velocity

-25.3%

per year

Acceleration

-91.05

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £500k–£600k · 74 sales

Property Type Mix

Total: 74 sales

Detached1.4%
Semi-detached2.7%
Terraced25.7%
Flat/maisonette70.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£64k£176k+175.5%3.4
Post-dot-com plateau2001–2004£135k£206k+52.3%3.8
Pre-crash peak2005–2007£223k£245k+9.9%3.3
GFC & correction2009–2012£275k£333k+20.9%2.8
Help-to-Buy recovery2013–2016£401k£532k+32.5%3.3
Pandemic surge2020–2020£490k£490k+0%1
Rate-rise correction2022–2023£815k£560k-31.4%2
Current market2024–2025£928k£693k-25.3%3

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
8.7%
District
8.7%
Terraced+0% α
Local
9.1%
District
9.1%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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 JunctionMildmay line
3.5 min walk
Willesden Junction Low Level

Nearby stations

Willesden Junction Low LevelNational Rail
4 min walk
Willesden Junction Rail StationLioness · Mildmay
5 min walk
Willesden Junction Underground StationBakerloo
5 min walk
Kensal Green Rail StationLioness
15 min walk
Kensal Green Underground StationBakerloo
15 min walk
3 bus routes · 7 stops within 400m · 88 buses/hr peak

76

Walkability score

184

Footpaths (500m)

0

Santander docks (800m)

1.7 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

12

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)141
Nearest car park403m
Santander docks (800m)0
Nearest cycle dock1.7 km

Nearby car parks

🅿️
Harlesden Plaza114 spaces
509m

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: 5.4 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 4.1 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

HMP WORMWOOD SCRUBS

DU CRANE ROAD, W12 0AE

24 min walk

0

GPs within 1km

4

Dentists within 1km

Nearest hospitalCentral Middlesex Hospital · 1.9 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

35

Restaurants (800m)

16

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

7

Convenience

Nearest supermarketSahar · 335 m
3 tennis courts

Nightlife (500m)

1

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.4km

Post office

Nearby shops

Harlesden Convenience Store128 m
Mr Nuts145 m
Shalpika Convenience Store154 m
London Food Store Limited280 m

Nearby cafes

Abda270 m
Little Shine Cafe280 m
Merhaba Cafe Shop288 m
Sefar Cafe290 m

Nearby restaurants

Santafé Hall120 m
Barril Pizzeria121 m
Bitoque122 m
Duchef Burger123 m

Nearby pubs

Épara Poncha120 m
Angie's221 m
The Green Man278 m
Royal Oak337 m

Nearby pharmacies

Chana Chemist361 m
Catto Ltd Pharmacy403 m
Superdrug532 m
Smart Pharm Pharmacy632 m

Nearby health

Kensal Dental151 m
Murakami Medical Centre682 m
Monteiro Dental Clinic684 m
Dermafaye820 m
Food hygiene (5-star)55% of 130

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

37

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.0%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
2.0% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score21/100
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

46.9

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,672m
Crossrail 2 route7,467m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 576 nationally

1,144

Est. population

30,000/km²

57%

Employed

32%

Degree educated

£35,000

Median income

25.2%

Claimant rate

Urban coreVery high densityRenters

23

Community stability

Age profile

26%
21%
22%
22%
Under 1826%
18–3421%
35–4922%
50–6422%
65+9%

Tenure

56%
27%
Own outright10%
Own (mortgage)6%
Private rent56%
Social rent27%
Shared ownership1%

Ethnicity

26%
16%
23%
White British13%
White Other26%
Asian16%
Black23%
Mixed11%
Other12%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine28%
No car household69%
Unemployed6%
No qualifications28%

Housing tenure (Census 2021)

Private rent56%
Social rent27%

vs. London

Income vs London-16.7%
Price vs London+80.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
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)
0

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
71
Largest scheme
88 homes · 1112, 1112, HARROW ROAD, NW10
Pipeline pressure
LOW

Named schemes (500m)

1112, 1112, HARROW ROAD, NW1088 homes
completed
COWIES OF LONDON, COWIES OF LONDON, HARLESDEN ROAD, NW1056 homes
completed
ELMWOOD HOUSE, ELMWOOD HOUSE, Harlesden Road, NW10 3SJ38 homes
completed
Former Willesden New Social Club, Former Willesden New Social Club, Rucklidge Avenue, London, NW10 4PT21 homes
completed
1-25, 1-25, BUCKINGHAM MEWS, NW10 4RN16 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 (£940,000)

£35,250

Standard buyer

£35,250

First-time buyer

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 4PH

Full postcodeNW10 4PH
Postcode districtNW10
BoroughLondon Borough of Brent
WardHarlesden & Kensal Green
Latitude51.534722
Longitude-0.240742
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