Harlesden & Kensal Green · Brent · Queen's Park and Maida Vale constituency · 51.53490, -0.24506

NW10 4RR— Harlesden & Kensal Green, Brent

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

High-connectivity investment target

 

Schools 86%Safety 74/100Transport 53/100~6% yield · indicativeOnly 3 sales — thin data

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
62
Safety
74
Schools
90
Transport
53
Environment
61
Investment
68

The bottom line

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

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

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Location

NW10 4RR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-16.7% vs London avg
vs London crime+66.0% vs London avg

Deep-dive guides for NW10 4RR

🛡️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 4RR 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 · 5 min walk

KS2: 103.3

—

Secondary

Saint Claudine's Catholic School for Girls

Not yet inspected · 5 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 · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

108.1 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+40% vs borough

Crime by type

Other30%
Violence & sexual offences23%
Anti-social behaviour23%
Vehicle crime8%
Drug offences6%
Burglary5%
Robbery5%
Theft1%

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) · 1.2km

Crime is +66% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£4,237/m²
Price per ft²£394/ft²
Avg floor area78.8 m²

EPC breakdown

C
30%
D
22%
E
7%

Based on 59 properties · Confidence: high

Street mix

Semi 7%Terraced 56%Flat 34%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

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£197,000
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

+5.1%

Total change

+323%

Market Activity

Price Velocity & Acceleration

Current Velocity

-30.1%

per year

Acceleration

-21.29

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £400k–£450k · 39 sales

Property Type Mix

Total: 39 sales

Semi-detached7.7%
Terraced59%
Flat/maisonette33.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£77k£137k+78.5%3
Post-dot-com plateau2001–2002£162k£266k+64.2%2
Pre-crash peak2005–2007£190k£320k+68.4%2
GFC & correction2008–2011£410k£491k+19.8%1
Help-to-Buy recovery2014–2014£509k£509k+0%2
Brexit uncertainty2017–2017£552k£552k+0%2
Pandemic surge2020–2021£650k£610k-6.2%2.5
Rate-rise correction2022–2023£680k£510k-25%2
Current market2024–2025£465k£325k-30.1%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
9.5%
District
9.5%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

72out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing14
Trend Position100

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
3.3 min walk
Willesden Junction

Nearby stations

Willesden Junction Rail StationLioness · Mildmay
3 min walk
Willesden JunctionNational Rail
3 min walk
Willesden Junction Underground StationBakerloo
4 min walk
Harlesden Rail StationLioness
11 min walk
Harlesden Underground StationBakerloo
11 min walk
3 bus routes · 10 stops within 400m · 192 buses/hr peak

82

Walkability score

215

Footpaths (500m)

0

Santander docks (800m)

1.9 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

10

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)141
Nearest car park111m
Santander docks (800m)0
Nearest cycle dock1.9 km

Nearby car parks

🅿️
Harlesden Plaza114 spaces
274m

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: 5.7 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 46%
Less green space than 94% 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

HMP WORMWOOD SCRUBS

DU CRANE ROAD, W12 0AE

24 min walk

0

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCentral Middlesex Hospital · 1.6 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

46

Restaurants (800m)

18

Cafes (800m)

5

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

15

Convenience

Nearest supermarketSahar · 121 m

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.3km

Post office

Nearby shops

Furqan Mini Market107 m
Halal Butchers127 m
Bilal Halal Butchers128 m
Rhejim Mart150 m

Nearby cafes

Little Shine Cafe91 m
Abda92 m
Sanka Cafeteria109 m
Costa125 m

Nearby restaurants

Movements Caribbean Takeaway91 m
Som Star92 m
Chasing Dragon114 m
Segen Eritrean Ethopian Bar & Restaurant116 m

Nearby pubs

Angie's115 m
The Green Man134 m
Royal Oak151 m
Épara Poncha240 m

Nearby pharmacies

Chana Chemist126 m
Catto Ltd Pharmacy150 m
Superdrug253 m

Nearby health

Kensal Dental155 m
Murakami Medical Centre427 m
Monteiro Dental Clinic429 m
Craven Park Dental Clinic895 m
Food hygiene (5-star)54% of 173

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

68

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
5.9% (good)London avg: 3.8%Strong yield — top 11% of London
Gentrification score23/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months0

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

12/100

Velocity score

Future outlook

57.3

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,955m
Crossrail 2 route7,764m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,371 nationally

1,638

Est. population

19,765/km²

57%

Employed

37%

Degree educated

£35,000

Median income

12.1%

Claimant rate

Urban coreVery high densityRenters

31

Community stability

Age profile

22%
26%
21%
21%
Under 1822%
18–3426%
35–4921%
50–6421%
65+10%

Tenure

13%
40%
35%
Own outright10%
Own (mortgage)14%
Private rent41%
Social rent35%
Shared ownership1%
Rent free0%

Ethnicity

17%
18%
15%
32%
White British17%
White Other18%
Asian15%
Black32%
Mixed7%
Other11%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine28%
No car household64%
Unemployed6%
No qualifications23%

Housing tenure (Census 2021)

Private rent41%
Social rent35%

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)
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
81
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
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

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Key facts for NW10 4RR

Full postcodeNW10 4RR
Postcode districtNW10
BoroughLondon Borough of Brent
WardHarlesden & Kensal Green
Latitude51.534903
Longitude-0.245061
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