Queens Park · Brent · Queen's Park and Maida Vale constituency · 51.52950, -0.21655

NW10 5LL— Queens Park, Brent

Location and area intelligence for NW10 5LL, Queens Park, Brent

The practical family move

 

Schools 89%Safety 66/100Transport 50/100⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
66
Safety
66
Schools
100
Transport
50
Environment
60
Investment
78

The bottom line

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

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

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

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Location

NW10 5LL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+3.3% vs London avg
vs London crime+87.0% vs London avg

Deep-dive guides for NW10 5LL

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

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Postcode Personality

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“The practical family move”

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How NW10 5LL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Ark Franklin Primary Academy

Not yet inspected · 5 min walk

KS2: 109.1

★★★

Secondary

All Saints Catholic College

Outstanding · Inspected Nov 2022 · 13 min walk

P8: +0.69A8: 54.1

100% of local schools rated Good or Outstanding · based on 29 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Golborne & Maxilla Nursery School

Not inspected · 15 min walk

10 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

121.8 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1971.4%

+58% vs borough

Crime by type

Other30%
Violence & sexual offences22%
Anti-social behaviour18%
Theft8%
Burglary7%
Vehicle crime7%
Robbery4%
Drug offences4%

Road safety

100

Road safety score

0

Accidents (5yr)

8

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: North Kensington Fire Station · 908m

Crime is +87% above London average

Property

Prices, sales volume and market trends

Avg floor area95.7 m²

EPC breakdown

C
1%
D
2%

Based on 3 properties · Confidence: low

Street mix

Terraced 57%Flat 43%

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

Energy & construction

Solar yield855 kWh/kWp/yr
Rebuild cost estimate£239,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofFlat, insulated (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,735
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2014 · CAGR

+10.2%

Total change

+533%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.0%

per year

Acceleration

-72.96

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £500k–£600k · 7 sales

Property Type Mix

Total: 7 sales

Terraced57.1%
Flat/maisonette42.9%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£79k£160k+102.5%1
Post-dot-com plateau2002–2002£280k£280k+0%1
Help-to-Buy recovery2013–2014£490k£500k+2%1

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Kensal Green Underground StationBakerloo line
7.1 min walk
Kensal Rise

Nearby stations

Kensal Green Underground StationBakerloo
7 min walk
Kensal Green Rail StationLioness
8 min walk
Kensal Rise Rail StationMildmay
8 min walk
Kensal RiseNational Rail
8 min walk
Queens Park (London) Rail StationLioness
12 min walk
No bus stops within 400m

64

Walkability score

112

Footpaths (500m)

1

Santander docks (800m)

0.8 km

Nearest cycle dock

Central London commute times

London Bridge47 min ↑
Victoria ★35 min
Waterloo46 min ↑
Canary Wharf57 min ↑
City47 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)

3

EV chargers (800m)

Nearest car park113m
Santander docks (800m)1
Nearest cycle dock0.8 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: 3.7 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 70%
Less green space than 88% of London

Nearest SSSI: Brent Reservoir SSSI — 5.1 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): 2

Landslide susceptibility: Medium

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

THE EXMOOR SURGERY

EXMOOR STREET, W10 6DZ

10 min walk

83%

Recommend GP

83%

Overall GP experience

20

GPs within 1km

8

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 813 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

59

Parks (1km)

25

Restaurants (800m)

20

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

14

Sports (1km)

2

Convenience

Nearest supermarketTesco Express · 203 m
6 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

561m

Post office

Nearby shops

Willow Farm Food & Wine52 m
Almada151 m
Ronnie’s335 m
The Wine Market408 m

Nearby cafes

Vicki's45 m
eX146 m
Wildcard156 m
Double Shot158 m

Nearby restaurants

Chicago's114 m
Mr Pizza118 m
Chick Inn Village125 m
Chicago Grill Express131 m

Nearby pubs

Paradise by way of Kensal Green74 m
Parlour Kensal94 m
William IV141 m
The Whippet Inn319 m

Nearby gyms

appi Health Group42 m
Moberly Sports Centre142 m
Anytime Fitness422 m
Ellis Stockwell485 m

Nearby pharmacies

Dollmead Pharmacy425 m
Greenfield Pharmacy446 m
Golborne Pharmacy1.0 km

Nearby health

Kensal Rise Dental Practise413 m
The Grove Dental Surgery646 m
Half Penny Steps Health Centre804 m
St Charles' Hospital813 m
Food hygiene (5-star)72% of 108

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

78

Investment score

Strong

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

Avg monthly rent
£1,600London avg: £1,950/mo
Gentrification score23/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

43

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,903m
Crossrail 2 route5,705m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,444 nationally

2,380

Est. population

8,151/km²

70%

Employed

56%

Degree educated

£43,400

Median income

6.7%

Claimant rate

Inner cityHigh densityYoung professionals

29

Community stability

Age profile

19%
33%
26%
16%
Under 1819%
18–3433%
35–4926%
50–6416%
65+6%

Tenure

21%
49%
18%
Own outright11%
Own (mortgage)21%
Private rent49%
Social rent18%
Shared ownership2%
Rent free0%

Ethnicity

29%
27%
13%
14%
White British30%
White Other27%
Asian13%
Black14%
Mixed8%
Other9%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine16%
No car household65%
Unemployed6%
No qualifications12%

Housing tenure (Census 2021)

Private rent49%
Social rent18%

vs. London

Income vs London+3.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
90
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
6
Local approval rate
83%
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
0
Under construction
0
Completed (3yr)
28
Largest scheme
145 homes · Site B at 321-337, Site B at 321-337, Kensal Road, Grand Union Centre, Bounded by Ladroke Grove, West Row and Southern Row, W10 5DA
Pipeline pressure
NONE

Named schemes (500m)

MICHAELS VINEYARDS, 3-6, MICHAELS VINEYARDS, 3-6, BANISTER ROAD, W10 4AG77 homes
completed
Moberly Sports Centre, Moberly Sports Centre, Kilburn Lane, W10 4AH71 homes
completed
Land next to 35, Land next to 35, Chamberlayne Road, NW1050 homes
completed
75, 75, Kilburn Lane, W10 4AW37 homes
completed
10, 10, WELLINGTON ROAD, NW10 5LJ30 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
20.9%
Election year
2022
MP
Georgia Gould (Labour)
MP majority
14,913
Constituency
Queen's Park and Maida Vale

Councillors

Stephen CrabbLabour and Co-operative Party
Neil Benjamin NervaLabour and Co-operative Party
Eleanor SouthwoodLabour and Co-operative Party

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Key facts for NW10 5LL

Full postcodeNW10 5LL
Postcode districtNW10
BoroughLondon Borough of Brent
WardQueens Park
Latitude51.529501
Longitude-0.216550
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