Queens Park · Brent · Queen's Park and Maida Vale constituency · 51.53073, -0.22731

NW10 5QA— Queens Park, Brent

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

The practical family move

 

Schools 100%Safety 72/100Transport 47/100⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
61
Safety
72
Schools
90
Transport
47
Environment
61
Investment
60

The bottom line

NW10 5QA 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.

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Location

NW10 5QA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-0.2% vs London avg
vs London crime+78.0% vs London avg

Deep-dive guides for NW10 5QA

🛡️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 5QA 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 · 13 min walk

P8: +0.26A8: 47.2

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

116.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+50% vs borough

Crime by type

Other25%
Violence & sexual offences23%
Anti-social behaviour22%
Vehicle crime13%
Burglary7%
Drug offences6%
Robbery3%
Theft2%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 1.6km

Crime is +78% above London average

Property

Prices, sales volume and market trends

Avg floor area51.7 m²

EPC breakdown

C
2%
D
3%
E
1%

Based on 6 properties · Confidence: low

Street mix

Terraced 13%Flat 88%

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£129,250
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
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

1998–2017 · CAGR

+11.3%

Total change

+667%

Market Activity

Price Velocity & Acceleration

Current Velocity

+31.4%

per year

Acceleration

+25.37

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £350k–£400k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£60k£60k+0%1
Pre-crash peak2005–2006£168k£186k+10.9%1
GFC & correction2010–2010£245k£245k+0%1
Help-to-Buy recovery2013–2014£330k£350k+6.1%1
Brexit uncertainty2017–2017£460k£460k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
1.9 min walk
Kensal Green→ Euston· 4 tph
14 min

Nearby stations

Kensal Green Rail StationLioness
2 min walk
Kensal GreenNational Rail
2 min walk
Kensal Green Underground StationBakerloo
2 min walk
Kensal Rise Rail StationMildmay
8 min walk
Willesden Junction Underground StationBakerloo
15 min walk
2 bus routes · 3 stops within 400m

56

Walkability score

105

Footpaths (500m)

0

Santander docks (800m)

1.1 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

4

Car parks (800m)

1

EV chargers (800m)

Nearest car park341m
Santander docks (800m)0
Nearest cycle dock1.1 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: 4.4 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 67%
Less green space than 86% of London

Nearest SSSI: Brent Reservoir SSSI — 4.7 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

THE EXMOOR SURGERY

EXMOOR STREET, W10 6DZ

15 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalSt Charles' Hospital · 1.2 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

10

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

13

Sports (1km)

6

Convenience

No pubs within 400m — nearest: The Island (508 m)

Nearest supermarketTesco Express · 728 m
10 tennis courts

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)

704m

Post office

Nearby shops

Crazy Baker125 m
Behest231 m
Green Mountain241 m
John Line246 m

Nearby cafes

Delicias149 m
Sonora324 m
Luigi Cafe401 m
Rossio Grill427 m

Nearby restaurants

Brasa93 m
SLB Sports Bar98 m
Império Do Sabor207 m
Manos Grill214 m

Nearby pubs

The Island508 m
William IV655 m
The Whippet Inn677 m
Maggie's Bar688 m

Nearby gyms

Absolute Studios317 m
The Dojo544 m
Ellis Stockwell689 m
Drop Gym719 m

Nearby pharmacies

Smart Pharm Pharmacy404 m
Dollmead Pharmacy691 m
Greenfield Pharmacy691 m
Shelly's Pharmacy1.2 km

Nearby health

Dermafaye220 m
Kensal Rise Dental Practise663 m
Food hygiene (5-star)74% of 43

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

60

Investment score

Good

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

Avg monthly rent
£1,600London avg: £1,950/mo
Gentrification score18/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

40.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,641m
Crossrail 2 route6,464m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,306 nationally

1,509

Est. population

18,090/km²

67%

Employed

51%

Degree educated

£41,900

Median income

6.7%

Claimant rate

Inner cityVery high densityEstablished mixed

42

Community stability

Age profile

22%
25%
24%
18%
Under 1822%
18–3425%
35–4924%
50–6418%
65+12%

Tenure

19%
23%
25%
33%
Own outright19%
Own (mortgage)23%
Private rent25%
Social rent33%
Shared ownership1%
Rent free0%

Ethnicity

37%
21%
23%
White British37%
White Other21%
Asian9%
Black23%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine18%
No car household51%
Unemployed6%
No qualifications13%

Housing tenure (Census 2021)

Social rent33%
Private rent25%

vs. London

Income vs London-0.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
142
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
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
0
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
NONE

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 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 5QA

Full postcodeNW10 5QA
Postcode districtNW10
BoroughLondon Borough of Brent
WardQueens Park
Latitude51.530734
Longitude-0.227315
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
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