Harlesden & Kensal Green · Brent · Queen's Park and Maida Vale constituency · 51.53412, -0.22950

NW10 5AB— Harlesden & Kensal Green, Brent

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

The practical family move

 

Schools 83%Safety 81/100Transport 42/100~1% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
58
Safety
81
Schools
90
Transport
42
Environment
64
Investment
30

The bottom line

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

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW10 5AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-0.2% vs London avg
vs London crime-4.0% vs London avg

Deep-dive guides for NW10 5AB

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How NW10 5AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Princess Frederica CofE Primary School

Good · Inspected Mar 2024 · 4 min walk

KS2: 109.3

—

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 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

62.3 incidents per 1,000 residents

Better than 52% of London
→ Stable

-19% vs borough

Crime by type

Other31%
Violence & sexual offences23%
Anti-social behaviour21%
Drug offences10%
Vehicle crime8%
Theft4%
Robbery2%
Burglary1%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

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

Crime is 4% 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£17,996/m²
Price per ft²£1,672/ft²
Avg floor area96.4 m²

EPC breakdown

C
12%
D
16%
E
8%

Based on 36 properties · Confidence: high

Street mix

Semi 17%Terraced 44%Flat 39%

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£241,000
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,952
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+11.7%

Total change

+2635%

Market Activity

Price Velocity & Acceleration

Current Velocity

+123.7%

per year

Acceleration

+171.86

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £450k–£500k · 51 sales

Property Type Mix

Total: 51 sales

Semi-detached17.6%
Terraced43.1%
Flat/maisonette39.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£190k+192.2%2.2
Post-dot-com plateau2001–2003£168k£340k+103%3
Pre-crash peak2005–2007£424k£578k+36.3%2
GFC & correction2008–2012£434k£925k+113.2%1
Help-to-Buy recovery2013–2016£870k£660k-24.1%1.7
Brexit uncertainty2017–2019£1.74m£694k-60%1.7
Pandemic surge2020–2021£977k£565k-42.1%1.5
Rate-rise correction2023–2023£1.53m£1.53m+0%2
Current market2024–2025£795k£1.78m+123.6%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
23.9%
District
23.9%
Terraced+0% α
Local
6.3%
District
6.3%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

39

Walkability score

116

Footpaths (500m)

0

Santander docks (800m)

1.4 km

Nearest cycle dock

Central London commute times

London Bridge45 min ↑
Victoria ★44 min
Waterloo48 min ↑
Canary Wharf55 min ↑
City53 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

8

Car parks (800m)

1

EV chargers (800m)

Nearest car park420m
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: 4.7 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 52%
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

14 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalSt Charles' Hospital · 1.6 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

49

Parks (1km)

10

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

25

Sports (1km)

3

Convenience

Nearest supermarketTesco Express · 931 m
14 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

733m

Post office

Nearby shops

Kensal Green Crocery256 m
C&D Food & Wine277 m
Boi Nobre318 m
John Line333 m

Nearby cafes

Sonora260 m
One One Six284 m
Morty and Bob's287 m
L'Angolo290 m

Nearby restaurants

The Cedar280 m
Mum's316 m
Los Pollos336 m
Thai Rice339 m

Nearby pubs

The Island240 m
Maggie's Bar670 m
The Chamberlayne752 m

Nearby gyms

The Dojo243 m
Absolute Studios258 m
Willesden Sports Centre667 m
Drop Gym698 m

Nearby pharmacies

Smart Pharm Pharmacy338 m
Richard & Curtis1.0 km
Chana Chemist1.1 km

Nearby health

Dermafaye340 m
Food hygiene (5-star)65% of 49

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

30

Investment score

Weak

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

Low gross yield (1.1%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
1.1% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score17/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months1

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

8/100

Velocity score

Future outlook

42.2

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,935m
Crossrail 2 route6,690m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,884 nationally

1,799

Est. population

16,911/km²

58%

Employed

45%

Degree educated

£41,900

Median income

9.3%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

35

Community stability

Age profile

20%
24%
23%
20%
14%
Under 1820%
18–3424%
35–4923%
50–6420%
65+14%

Tenure

18%
34%
35%
Own outright12%
Own (mortgage)18%
Private rent34%
Social rent35%
Shared ownership1%
Rent free0%

Ethnicity

28%
20%
25%
White British28%
White Other20%
Asian11%
Black25%
Mixed8%
Other9%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine20%
No car household62%
Unemployed7%
No qualifications21%

Housing tenure (Census 2021)

Social rent35%
Private rent34%

vs. London

Income vs London-0.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
54
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
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)
1

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
34
Largest scheme
78 homes · 732/761, 732/761, Harrow Road, College Park and Old Oak, NW10 5NY
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

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Key facts for NW10 5AB

Full postcodeNW10 5AB
Postcode districtNW10
BoroughLondon Borough of Brent
WardHarlesden & Kensal Green
Latitude51.534121
Longitude-0.229505
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