Queens Park · Brent · Queen's Park and Maida Vale constituency · 51.53276, -0.22248

NW10 5SA— Queens Park, Brent

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 74/100Transport 54/100~2% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
69
Safety
74
Schools
90
Transport
54
Environment
61
Investment
41

The bottom line

NW10 5SA 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 5SA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-0.2% vs London avg
vs London crime+7.0% vs London avg

Deep-dive guides for NW10 5SA

🛡️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 5SA 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 · 3 min walk

KS2: 109.3

—

Secondary

Queens Park Community School

Not yet inspected · Inspected Jan 2025 · 11 min walk

P8: +0.09A8: 49.9

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

69.8 incidents per 1,000 residents

Higher crime than 53% of London
↑ Rising 3400.0%

-10% vs borough

Crime by type

Other28%
Anti-social behaviour23%
Violence & sexual offences20%
Vehicle crime19%
Theft5%
Burglary5%
Robbery1%
Drug offences0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: North Kensington Fire Station · 1.4km

Crime is +7% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£13,878/m²
Price per ft²£1,289/ft²
Avg floor area85.2 m²

EPC breakdown

C
10%
D
26%
E
4%

Based on 40 properties · Confidence: high

Street mix

Semi 7%Terraced 38%Flat 56%

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£213,000
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

1995–2026 · CAGR

+7.6%

Total change

+870%

Market Activity

Price Velocity & Acceleration

Current Velocity

-54.1%

per year

Acceleration

-82.63

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £500k–£600k · 45 sales

Property Type Mix

Total: 45 sales

Semi-detached6.7%
Terraced37.8%
Flat/maisonette55.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£250k+284.2%2.3
Post-dot-com plateau2002–2004£300k£535k+78.3%2
Pre-crash peak2005–2007£238k£295k+23.9%1
GFC & correction2008–2011£333k£370k+11.3%2
Help-to-Buy recovery2013–2015£895k£1.65m+83.8%1.5
Brexit uncertainty2019–2019£980k£980k+0%1
Pandemic surge2020–2021£1.23m£931k-24.3%2.5
Rate-rise correction2022–2023£615k£1.25m+103.3%2.5
Current market2024–2026£1.07m£631k-41.1%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
8.6%
District
8.6%
Terraced+0% α
Local
3.3%
District
3.3%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
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
3.6 min walk
Kensal Rise

Nearby stations

Kensal Rise Rail StationMildmay
3 min walk
Kensal RiseNational Rail
3 min walk
Kensal Green Underground StationBakerloo
4 min walk
Kensal Green Rail StationLioness
4 min walk
Queens Park (London) Rail StationLioness
15 min walk
2 bus routes · 5 stops within 400m · 118 buses/hr peak

68

Walkability score

133

Footpaths (500m)

0

Santander docks (800m)

1.2 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

6

Car parks (800m)

4

EV chargers (800m)

Nearest car park661m
Santander docks (800m)0
Nearest cycle dock1.2 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: 4.2 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 70%
Less green space than 86% of London

Nearest SSSI: Brent Reservoir SSSI — 4.6 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

15 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

Nearest hospitalSt Charles' Hospital · 1.2 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

46

Parks (1km)

20

Restaurants (800m)

18

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

14

Sports (1km)

2

Convenience

Nearest supermarketTesco Express · 422 m
5 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

300m

Post office

Nearby shops

C&D Food & Wine239 m
Kensal Green Crocery256 m
Rise and Vine264 m
Pelican Food & Wine296 m

Nearby cafes

Espresso235 m
Station Cafe250 m
Sonora251 m
Bel & Nev252 m

Nearby restaurants

The Cedar233 m
Ciullo's248 m
Zin249 m
Selekt Chicken251 m

Nearby pubs

Maggie's Bar293 m
The Chamberlayne302 m
The Whippet Inn325 m
The Island399 m

Nearby gyms

Absolute Studios253 m
Ellis Stockwell289 m
Drop Gym323 m
The Dojo444 m

Nearby pharmacies

Greenfield Pharmacy298 m
Dollmead Pharmacy303 m
Smart Pharm Pharmacy725 m
Richard & Curtis1.1 km

Nearby health

Kensal Rise Dental Practise279 m
Dermafaye581 m
Food hygiene (5-star)82% of 77

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

41

Investment score

Moderate

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

Low gross yield (1.8%) 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
1.8% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score24/100
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

62.3

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,430m
Crossrail 2 route6,182m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,108 nationally

1,504

Est. population

20,076/km²

70%

Employed

57%

Degree educated

£41,900

Median income

4.1%

Claimant rate

Urban coreVery high densityYoung professionals

40

Community stability

Age profile

24%
23%
25%
19%
Under 1824%
18–3423%
35–4925%
50–6419%
65+9%

Tenure

22%
27%
36%
14%
Own outright22%
Own (mortgage)27%
Private rent36%
Social rent14%
Shared ownership0%

Ethnicity

40%
23%
14%
White British40%
White Other23%
Asian11%
Black14%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine15%
No car household42%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Private rent36%
Social rent15%

vs. London

Income vs London-0.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
150
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Local approval rate
0%
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)
50
Largest scheme
77 homes · MICHAELS VINEYARDS, 3-6, MICHAELS VINEYARDS, 3-6, BANISTER ROAD, W10 4AG
Pipeline pressure
NONE

Named schemes (500m)

904, 904, Harrow Road, London,, NW10 5JU20 homes
completed
Land next to 864, Land next to 864, Harrow Road, Rear of 42-62 Rainham Road, NW10 8JU14 homes
completed
MORTIMER ROAD CLINIC, 91 - 95, MORTIMER ROAD CLINIC, 91 - 95, Mortimer Road, NW10 5TN14 homes
completed
DAY NURSERY, 97, DAY NURSERY, 97, MORTIMER ROAD, NW10 5TN12 homes
completed
13A & 13B, 13A & 13B, Walm Lane, London, NW2 5SJ5 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 5SA

Full postcodeNW10 5SA
Postcode districtNW10
BoroughLondon Borough of Brent
WardQueens Park
Latitude51.532756
Longitude-0.222478
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