Queens Park · Brent · Queen's Park and Maida Vale constituency · 51.52972, -0.21830

NW10 5LS— Queens Park, Brent

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

The practical family move

 

Schools 89%Safety 79/100Transport 56/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
68
Safety
79
Schools
100
Transport
56
Environment
60
Investment
45

The bottom line

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

The catch: 10 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

NW10 5LS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.3% vs London avg
vs London crime-46.0% vs London avg

Deep-dive guides for NW10 5LS

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“The practical family move”

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How NW10 5LS 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 · 4 min walk

KS2: 109.1

★★★

Secondary

All Saints Catholic College

Outstanding · Inspected Nov 2022 · 14 min walk

P8: +0.69A8: 54.1

100% of local schools rated Good or Outstanding · based on 26 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

35.3 incidents per 1,000 residents

Better than 75% of London
↑ Rising 1766.7%

from a low base — still below London average

-54% vs borough

Crime by type

Other25%
Vehicle crime25%
Violence & sexual offences18%
Anti-social behaviour13%
Theft7%
Drug offences5%
Robbery4%
Burglary4%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: North Kensington Fire Station · 978m

Crime is 46% 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£7,076/m²
Price per ft²£657/ft²
Avg floor area86.7 m²

EPC breakdown

C
4%
D
2%
E
1%
G
2%

Based on 9 properties · Confidence: low

Street mix

Terraced 71%Flat 29%

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£216,750
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 DAnnual charge £1,952
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.8%

Total change

+572%

Market Activity

Price Velocity & Acceleration

Current Velocity

+34.3%

per year

Acceleration

+92.33

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £150k–£175k · 14 sales

Property Type Mix

Total: 14 sales

Terraced71.4%
Flat/maisonette28.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£102k£170k+66.7%1.5
Post-dot-com plateau2003–2004£370k£457k+23.5%1
Pre-crash peak2007–2007£260k£260k+0%1
GFC & correction2010–2010£875k£875k+0%1
Brexit uncertainty2017–2017£940k£940k+0%1
Pandemic surge2020–2021£1.22m£510k-58%1
Current market2025–2025£685k£685k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Kensal Green Underground StationBakerloo line
5.6 min walk
Kensal Rise

Nearby stations

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

60

Walkability score

113

Footpaths (500m)

0

Santander docks (800m)

0.9 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

9

Car parks (800m)

3

EV chargers (800m)

Nearest car park228m
Santander docks (800m)0
Nearest cycle dock0.9 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: 3.8 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 70%
Less green space than 89% 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

18

GPs within 1km

9

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 835 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

52

Parks (1km)

22

Restaurants (800m)

18

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

11

Sports (1km)

3

Convenience

Nearest supermarketTesco Express · 204 m
3 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

1

Libraries (1km)

0

Cinemas (2km)

513m

Post office

Nearby shops

Almada162 m
Willow Farm Food & Wine174 m
The Wine Market371 m
Rise and Vine403 m

Nearby cafes

Vicki's159 m
Wildcard160 m
eX176 m
Casbah Café213 m

Nearby restaurants

Mr Pizza144 m
Palm Beach150 m
Nando's193 m
Chicago's200 m

Nearby pubs

William IV90 m
Paradise by way of Kensal Green169 m
Parlour Kensal171 m
The Whippet Inn283 m

Nearby gyms

appi Health Group108 m
Moberly Sports Centre189 m
Ellis Stockwell440 m
Anytime Fitness493 m

Nearby pharmacies

Dollmead Pharmacy386 m
Greenfield Pharmacy406 m

Nearby health

Kensal Rise Dental Practise367 m
The Grove Dental Surgery711 m
St Charles' Hospital835 m
Food hygiene (5-star)74% of 86

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

45

Investment score

Moderate

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

Low gross yield (2.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
2.8% (low)London avg: 3.8%Below average yield — bottom 68%
Gentrification score23/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

55.6

Price growth score

C
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,024m
Crossrail 2 route5,829m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,086 nationally

1,587

Est. population

19,338/km²

65%

Employed

54%

Degree educated

£43,400

Median income

7.3%

Claimant rate

Urban coreVery high densityEstablished mixed

41

Community stability

Age profile

20%
25%
24%
20%
Under 1820%
18–3425%
35–4924%
50–6420%
65+11%

Tenure

21%
24%
30%
24%
Own outright21%
Own (mortgage)24%
Private rent30%
Social rent24%
Shared ownership1%

Ethnicity

38%
21%
16%
White British38%
White Other21%
Asian11%
Black16%
Mixed10%
Other4%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine19%
No car household49%
Unemployed4%
No qualifications13%

Housing tenure (Census 2021)

Private rent30%
Social rent24%

vs. London

Income vs London+3.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
132
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
6
Local approval rate
71%
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
10

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
30
Largest scheme
298 homes · FORMER ROOTES SITE, LADBROKE HALL, FORMER ROOTES SITE, LADBROKE HALL, BARLBY ROAD, W10
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 5LS

Full postcodeNW10 5LS
Postcode districtNW10
BoroughLondon Borough of Brent
WardQueens Park
Latitude51.529716
Longitude-0.218300
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
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TfL
Transport
for London
NHS
Digital
Companies
House
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Mail
Food Standards
Agency
Ofcom
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