Queens Park · Brent · Queen's Park and Maida Vale constituency · 51.52982, -0.21903

NW10 5LU— Queens Park, Brent

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 79/100Transport 57/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
69
Safety
79
Schools
100
Transport
57
Environment
61
Investment
50

The bottom line

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

The catch: 11 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

NW10 5LU

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 5LU

🛡️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

“The practical family move”

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How NW10 5LU 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 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 12 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: North Kensington Fire Station · 1.0km

Crime is 46% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£8,073/m²
Price per ft²£750/ft²
Avg floor area74.9 m²

EPC breakdown

C
7%
D
9%
E
2%
G
1%

Based on 19 properties · Confidence: medium

Street mix

Terraced 14%Flat 86%

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£187,250
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)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,952
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+6.9%

Total change

+472%

Market Activity

Price Velocity & Acceleration

Current Velocity

-59.8%

per year

Acceleration

-171.74

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £450k–£500k · 21 sales

Property Type Mix

Total: 21 sales

Terraced14.3%
Flat/maisonette85.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£102k£102k+0%1
Post-dot-com plateau2002–2004£185k£241k+30.1%1.5
Pre-crash peak2007–2007£250k£250k+0%1
GFC & correction2008–2009£350k£310k-11.4%1
Help-to-Buy recovery2013–2015£825k£825k+0%2.3
Brexit uncertainty2018–2019£605k£700k+15.7%1.5
Rate-rise correction2022–2023£684k£1.45m+112%1
Current market2025–2025£584k£584k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
4.3%
District
4.3%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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 min walk
Kensal Rise

Nearby stations

Kensal Green Underground StationBakerloo
5 min walk
Kensal Green Rail StationLioness
5 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

114

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

7

Car parks (800m)

3

EV chargers (800m)

Nearest car park279m
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 waterLOW
Low
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 AONB3% green spaceTree canopy: 70%
Less green space than 86% of London

Nearest SSSI: Brent Reservoir SSSI — 5.0 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

17

GPs within 1km

9

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 851 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

48

Parks (1km)

21

Restaurants (800m)

18

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

7

Sports (1km)

4

Convenience

Nearest supermarketTesco Express · 224 m
1 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)

500m

Post office

Nearby shops

Almada191 m
Willow Farm Food & Wine226 m
The Wine Market365 m
Rise and Vine391 m

Nearby cafes

Wildcard186 m
eX210 m
Vicki's210 m
Açai Carioca243 m

Nearby restaurants

Mr Pizza180 m
Palm Beach182 m
Nando's217 m
Chicago's246 m

Nearby pubs

William IV112 m
Parlour Kensal217 m
Paradise by way of Kensal Green218 m
The Whippet Inn282 m

Nearby gyms

appi Health Group158 m
Moberly Sports Centre226 m
Ellis Stockwell430 m
Anytime Fitness529 m

Nearby pharmacies

Dollmead Pharmacy379 m
Greenfield Pharmacy398 m

Nearby health

Kensal Rise Dental Practise358 m
The Grove Dental Surgery743 m
St Charles' Hospital851 m
Food hygiene (5-star)74% of 87

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

50

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
3.3% (average)London avg: 3.8%Below average yield — bottom 55%
Gentrification score23/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months2

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

17/100

Velocity score

Future outlook

56.4

Price growth score

C
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,075m
Crossrail 2 route5,881m

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)
135
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
5
Local approval rate
67%
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
11

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 5LU

Full postcodeNW10 5LU
Postcode districtNW10
BoroughLondon Borough of Brent
WardQueens Park
Latitude51.529817
Longitude-0.219032
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