Harlesden & Kensal Green · Brent · Queen's Park and Maida Vale constituency · 51.53434, -0.23320

NW10 5AP— Harlesden & Kensal Green, Brent

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

Strong, well-rated schools nearby

 

Schools 80%Safety 84/100Transport 33/100~8% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
62
Safety
84
Schools
90
Transport
33
Environment
65
Investment
53

The bottom line

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

The catches: 46 min to victoria — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW10 5AP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for NW10 5AP

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How NW10 5AP 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 · 7 min walk

P8: +0.26A8: 47.2

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 6 min walk

4 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) · 1.1km

Crime is 37% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£3,667/m²
Price per ft²£341/ft²
Avg floor area66.9 m²

EPC breakdown

B
2%
C
7%
D
4%
E
2%

Based on 15 properties · Confidence: medium

Street mix

Flat 100%

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£167,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
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

1997–2024 · CAGR

+5.5%

Total change

+329%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.0%

per year

Acceleration

+8.03

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £75k–£100k · 22 sales

Property Type Mix

Total: 22 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£59k£59k+0%1
Post-dot-com plateau2001–2004£124k£176k+42.1%1.7
Pre-crash peak2006–2007£98k£193k+97.4%3
Help-to-Buy recovery2014–2016£285k£405k+42.1%1.7
Brexit uncertainty2017–2017£355k£355k+0%1
Pandemic surge2020–2020£328k£328k+0%2
Rate-rise correction2023–2023£275k£275k+0%1
Current market2024–2024£253k£253k+0%1

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 19yr 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 Timing2
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Kensal GreenBakerloo line
8.5 min walk
Kensal Green→ Euston· 4 tph
14 min

Nearby stations

Kensal Green Rail StationLioness
9 min walk
Kensal GreenNational Rail
9 min walk
Kensal Green Underground StationBakerloo
9 min walk
Willesden Junction Underground StationBakerloo
10 min walk
Willesden Junction Rail StationMildmay · Lioness
10 min walk
No bus stops within 400m

39

Walkability score

140

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

12

Car parks (800m)

1

EV chargers (800m)

Nearest car park389m
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: 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: 4.9 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 46%
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

1

Dentists within 1km

Nearest hospitalSt Charles' Hospital · 1.7 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

54

Parks (1km)

12

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

24

Sports (1km)

6

Convenience

No pubs within 400m — nearest: The Island (472 m)

Nearest supermarketSahar · 848 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)

989m

Post office

Nearby shops

Harrow Road Convenience Store213 m
Anna Stores237 m
Boi Nobre243 m
Rio Grande296 m

Nearby cafes

Rossio Grill236 m
Tradicao de Portugal249 m
Luigi Cafe255 m
Delicias461 m

Nearby restaurants

Tom Kangam Thai217 m
Hot Pizza231 m
Mum's258 m
Centro Galego de Londres345 m

Nearby pubs

The Island472 m
Épara Poncha609 m
Angie's739 m

Nearby gyms

The Dojo457 m
Absolute Studios513 m
Willesden Sports Centre674 m

Nearby pharmacies

Smart Pharm Pharmacy272 m
Chana Chemist951 m

Nearby health

Dermafaye407 m
Kensal Dental673 m
Food hygiene (5-star)66% of 55

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

53

Investment score

Moderate

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
7.6% (high)London avg: 3.8%Strong yield — top 6% of London
Gentrification score20/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months0

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

4/100

Velocity score

Future outlook

59.7

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,178m
Crossrail 2 route6,946m

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)
9
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
3
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)
2

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
31
Largest scheme
88 homes · 1112, 1112, HARROW ROAD, NW10
Pipeline pressure
LOW

Named schemes (500m)

1112, 1112, HARROW ROAD, NW1088 homes
completed
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
COLLEGE PARK HOTEL AND, 1-5, COLLEGE PARK HOTEL AND, 1-5, SCRUBS LANE, HARROW ROAD, NW10 5NG15 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 5AP

Full postcodeNW10 5AP
Postcode districtNW10
BoroughLondon Borough of Brent
WardHarlesden & Kensal Green
Latitude51.534339
Longitude-0.233202
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
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