Harlesden & Kensal Green · Brent · Queen's Park and Maida Vale constituency · 51.53530, -0.24091

NW10 4PL— Harlesden & Kensal Green, Brent

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

The practical family move

 

Schools 83%Safety 78/100Transport 48/100~6% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Investment-grade — strong yield and growth signals

Liveability
65
Safety
78
Schools
90
Transport
48
Environment
67
Investment
67

The bottom line

NW10 4PL offers exceptional schools (100% Good/Outstanding) and low crime — 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 4PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-16.7% vs London avg
vs London crime+24.0% vs London avg

Deep-dive guides for NW10 4PL

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

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“The practical family move”

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How NW10 4PL 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 · 3 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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

80.4 incidents per 1,000 residents

Higher crime than 61% of London
→ Stable

+4% vs borough

Crime by type

Violence & sexual offences27%
Other24%
Vehicle crime15%
Anti-social behaviour13%
Drug offences6%
Theft5%
Robbery4%
Burglary4%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

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

Crime is +24% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£3,488/m²
Price per ft²£324/ft²
Avg floor area88.8 m²

EPC breakdown

C
7%
D
9%
E
5%

Based on 21 properties · Confidence: medium

Street mix

Semi 7%Terraced 25%Flat 64%Other 4%

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£222,000
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

+5.2%

Total change

+338%

Market Activity

Price Velocity & Acceleration

Current Velocity

-48.8%

per year

Acceleration

-78.94

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £600k–£700k · 26 sales

Property Type Mix

Total: 26 sales

Semi-detached7.7%
Terraced26.9%
Flat/maisonette65.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£72k£97k+34.7%2.3
Post-dot-com plateau2001–2004£177k£210k+18.6%2.3
GFC & correction2010–2012£465k£300k-35.5%1.5
Help-to-Buy recovery2013–2016£686k£970k+41.4%1
Brexit uncertainty2018–2019£385k£1.10m+185.7%1
Pandemic surge2020–2020£473k£473k+0%2
Rate-rise correction2022–2022£615k£615k+0%1
Current market2025–2025£315k£315k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.3%
District
5.3%

CAGR over 29yr 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 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Willesden JunctionMildmay line
4.1 min walk
Willesden Junction Low Level

Nearby stations

Willesden Junction Low LevelNational Rail
5 min walk
Willesden Junction Rail StationLioness · Mildmay
5 min walk
Willesden Junction Underground StationBakerloo
5 min walk
Harlesden Rail StationLioness
15 min walk
Harlesden Underground StationBakerloo
15 min walk
3 bus routes · 8 stops within 400m · 124 buses/hr peak

76

Walkability score

164

Footpaths (500m)

0

Santander docks (800m)

1.8 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

13

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)141
Nearest car park351m
Santander docks (800m)0
Nearest cycle dock1.8 km

Nearby car parks

🅿️
Harlesden Plaza114 spaces
469m

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: 5.5 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
More green space than 75% of London

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

STAVERTON SURGERY

51 STAVERTON ROAD, NW2 5HA

18 min walk

90%

Recommend GP

90%

Overall GP experience

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

31

Parks (1km)

37

Restaurants (800m)

15

Cafes (800m)

3

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

7

Convenience

Nearest supermarketSahar · 303 m
2 tennis courts

Nightlife (500m)

1

Nightclubs

4

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 Store185 m
Mr Nuts208 m
London Food Store Limited215 m
Shalpika Convenience Store217 m

Nearby cafes

Merhaba Cafe Shop230 m
Sefar Cafe232 m
Kaleo- Common Ground237 m
Abda242 m

Nearby restaurants

Santafé Hall163 m
Barril Pizzeria171 m
Safari173 m
Bitoque175 m

Nearby pubs

Épara Poncha166 m
Angie's194 m
The Green Man241 m
Royal Oak299 m

Nearby pharmacies

Chana Chemist330 m
Catto Ltd Pharmacy373 m
Superdrug504 m
Smart Pharm Pharmacy676 m

Nearby health

Kensal Dental162 m
Murakami Medical Centre644 m
Monteiro Dental Clinic645 m
Food hygiene (5-star)55% of 131

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

67

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
6.1% (high)London avg: 3.8%Strong yield — top 10% of London
Gentrification score23/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months2

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

17/100

Velocity score

Future outlook

47.8

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,709m
Crossrail 2 route7,491m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,850 nationally

2,053

Est. population

11,382/km²

63%

Employed

41%

Degree educated

£35,000

Median income

8.8%

Claimant rate

Inner cityHigh densityRenters

35

Community stability

Age profile

23%
23%
24%
19%
Under 1823%
18–3423%
35–4924%
50–6419%
65+11%

Tenure

16%
22%
40%
20%
Own outright16%
Own (mortgage)22%
Private rent40%
Social rent20%
Shared ownership1%
Rent free0%

Ethnicity

26%
22%
13%
22%
White British26%
White Other22%
Asian13%
Black22%
Mixed7%
Other10%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine20%
No car household51%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Private rent40%
Social rent20%

vs. London

Income vs London-16.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
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)
72
Largest scheme
88 homes · 1112, 1112, HARROW ROAD, NW10
Pipeline pressure
LOW

Named schemes (500m)

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
FURNESS COTTAGE, FURNESS COTTAGE, HARLESDEN ROAD, NW10 3RP18 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

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Key facts for NW10 4PL

Full postcodeNW10 4PL
Postcode districtNW10
BoroughLondon Borough of Brent
WardHarlesden & Kensal Green
Latitude51.535300
Longitude-0.240907
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