Harlesden & Kensal Green · Brent · Queen's Park and Maida Vale constituency · 51.53401, -0.23186

NW10 5AA— Harlesden & Kensal Green, Brent

Location and area intelligence for NW10 5AA, Harlesden & Kensal Green, Brent

Strong, well-rated schools nearby

 

Schools 80%Safety 84/100Transport 35/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Strong schools, limited transport — ideal for car-owning families

Liveability
61
Safety
84
Schools
90
Transport
35
Environment
64
Investment
39

The bottom line

NW10 5AA offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

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

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how NW10 5AA scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how NW10 5AA meets your needs.

Location

NW10 5AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-0.2% vs London avg
vs London crime-37.0% vs London avg

Deep-dive guides for NW10 5AA

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare NW10 5AA with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How NW10 5AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Kenmont Primary School

Good · Inspected Jan 2023 · 4 min walk

KS2: 104.7

—

Secondary

Harris Lowe Academy Willesden

Not yet inspected · Inspected Nov 2024 · 8 min walk

P8: +0.26A8: 47.2

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 5 min walk

5 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

41.2 incidents per 1,000 residents

Better than 70% of London
→ Stable

-47% vs borough

Crime by type

Vehicle crime25%
Other20%
Violence & sexual offences20%
Anti-social behaviour13%
Burglary11%
Drug offences5%
Theft4%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

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

Crime is 37% below 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£4,958/m²
Price per ft²£461/ft²
Avg floor area104 m²

EPC breakdown

C
5%
D
12%
E
1%

Based on 18 properties · Confidence: medium

Street mix

Semi 3%Terraced 53%Flat 44%

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£260,000
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 EAnnual charge £2,386
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.5%

Total change

+393%

Market Activity

Price Velocity & Acceleration

Current Velocity

-74.1%

per year

Acceleration

-65.43

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £450k–£500k · 34 sales

Property Type Mix

Total: 34 sales

Semi-detached2.9%
Terraced52.9%
Flat/maisonette44.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£96k£282k+193.8%1.8
Post-dot-com plateau2001–2004£290k£358k+23.3%1.7
Pre-crash peak2007–2007£350k£350k+0%1
GFC & correction2009–2012£526k£168k-68%2.5
Help-to-Buy recovery2013–2014£490k£1.31m+166.7%1
Brexit uncertainty2018–2019£1.32m£885k-33.2%2
Pandemic surge2020–2020£1.15m£1.15m+0%1
Rate-rise correction2023–2023£2.00m£2.00m+0%1
Current market2024–2025£1.82m£473k-74.1%2

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
9.4%
District
9.4%
Terraced+0% α
Local
11.2%
District
11.2%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Kensal GreenBakerloo line
7.3 min walk
Kensal Green→ Euston· 4 tph
14 min

Nearby stations

Kensal Green Rail StationLioness
8 min walk
Kensal GreenNational Rail
8 min walk
Kensal Green Underground StationBakerloo
8 min walk
Kensal Rise Rail StationMildmay
10 min walk
Willesden Junction Underground StationBakerloo
11 min walk
No bus stops within 400m

40

Walkability score

122

Footpaths (500m)

0

Santander docks (800m)

1.4 km

Nearest cycle dock

Central London commute times

London Bridge53 min ↑
Victoria ★46 min
Waterloo55 min ↑
Canary Wharf63 min ↑
City56 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)

Nearest car park354m
Santander docks (800m)0
Nearest cycle dock1.4 km

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: 22.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.8 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 64%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 4.3 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

15 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest hospitalSt Charles' Hospital · 1.6 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

53

Parks (1km)

13

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

24

Sports (1km)

9

Convenience

No pubs within 400m — nearest: The Island (393 m)

Nearest supermarketSahar · 947 m
14 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

896m

Post office

Nearby shops

Boi Nobre217 m
Anna Stores229 m
Harrow Road Convenience Store231 m
Rio Grande259 m

Nearby cafes

Rossio Grill214 m
Luigi Cafe224 m
Tradicao de Portugal233 m
Delicias383 m

Nearby restaurants

Mum's225 m
Hot Pizza228 m
Tom Kangam Thai243 m
Los Pollos326 m

Nearby pubs

The Island393 m
Épara Poncha700 m

Nearby gyms

The Dojo385 m
Absolute Studios415 m
Willesden Sports Centre687 m

Nearby pharmacies

Smart Pharm Pharmacy244 m
Chana Chemist1.0 km

Nearby health

Dermafaye337 m
Food hygiene (5-star)68% of 56

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

E

High street health

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score20/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

57

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,078m
Crossrail 2 route6,848m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,923 nationally

1,819

Est. population

12,011/km²

64%

Employed

52%

Degree educated

£41,900

Median income

4.4%

Claimant rate

SuburbanHigh densityOwner occupiers / families

48

Community stability

Age profile

24%
20%
23%
21%
Under 1824%
18–3420%
35–4923%
50–6421%
65+13%

Tenure

35%
27%
26%
Own outright35%
Own (mortgage)27%
Private rent26%
Social rent12%
Shared ownership1%

Ethnicity

31%
27%
13%
White British31%
White Other27%
Asian13%
Black13%
Mixed8%
Other8%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine15%
No car household36%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Private rent26%
Social rent12%

vs. London

Income vs London-0.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
24
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
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
1
Under construction
0
Completed (3yr)
35
Largest scheme
88 homes · 1112, 1112, HARROW ROAD, NW10
Pipeline pressure
LOW

Named schemes (500m)

732/761, 732/761, Harrow Road, College Park and Old Oak, NW10 5NY78 homes
completed
731 - 761, 731 - 761, Harrow Road, London,, NW10 5NY47 homes
completed
FORMER PEGASUS, CONNAUGHT & ALBANY WORKS, FORMER PEGASUS, CONNAUGHT & ALBANY WORKS, TRENMAR GARDENS, NW1042 homes
completed
703 & 703A, 703 & 703A, HARROW ROAD, NW1023 homes
completed
703, 703, HARROW ROAD, NW10 5NY23 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

Live in NW10 5AA? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for NW10 5AA.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Brent with nearby boroughs:

Brent vs EalingBrent vs CamdenBrent vs Harrow

Similar postcodes

Frequently asked questions

📍 Track NW10 5AA

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for NW10 5AA

Full postcodeNW10 5AA
Postcode districtNW10
BoroughLondon Borough of Brent
WardHarlesden & Kensal Green
Latitude51.534013
Longitude-0.231859
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