Queens Park · Brent · Queen's Park and Maida Vale constituency · 51.53256, -0.22622

NW10 5TE— Queens Park, Brent

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

The practical family move

 

Schools 100%Safety 72/100Transport 45/100~2% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
62
Safety
72
Schools
90
Transport
45
Environment
61
Investment
32

The bottom line

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

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Location

NW10 5TE

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 5TE

🛡️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 5TE 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 · 1 min walk

KS2: 109.3

—

Secondary

Harris Lowe Academy Willesden

Not yet inspected · Inspected Nov 2024 · 12 min walk

P8: +0.26A8: 47.2

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 · 6 min walk

4 primaries · 1 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

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 1.5km

Crime is +78% above 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£7,125/m²
Price per ft²£662/ft²
Avg floor area125.3 m²

EPC breakdown

C
1%
D
2%
F
1%

Based on 4 properties · Confidence: low

Street mix

Terraced 100%

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£313,250
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)
RoofPitched, 200 mm loft insulation
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

2005–2025 · CAGR

+3.9%

Total change

+115%

Market Activity

Price Velocity & Acceleration

Current Velocity

-32.8%

per year

Acceleration

-37.23

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 6 sales

Property Type Mix

Total: 6 sales

Terraced100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2005£391k£391k+0%1
GFC & correction2012–2012£582k£582k+0%2
Pandemic surge2020–2020£1.20m£1.20m+0%1
Rate-rise correction2022–2022£1.25m£1.25m+0%1
Current market2025–2025£840k£840k+0%1

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 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Kensal GreenBakerloo line
2.9 min walk
Kensal Green→ Euston· 4 tph
14 min

Nearby stations

Kensal Green Rail StationLioness
3 min walk
Kensal GreenNational Rail
3 min walk
Kensal Green Underground StationBakerloo
3 min walk
Kensal Rise Rail StationMildmay
6 min walk
Willesden Junction Underground StationBakerloo
16 min walk
2 bus routes · 5 stops within 400m · 16 buses/hr peak

56

Walkability score

81

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

4

Car parks (800m)

1

EV chargers (800m)

Nearest car park480m
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 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: 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

STAVERTON SURGERY

51 STAVERTON ROAD, NW2 5HA

16 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

Nearest hospitalSt Charles' Hospital · 1.3 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

11

Restaurants (800m)

14

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

19

Sports (1km)

3

Convenience

Nearest supermarketTesco Express · 664 m
10 tennis courts2 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)

541m

Post office

Nearby shops

Kensal Green Crocery118 m
C&D Food & Wine133 m
Crazy Baker303 m
Behest339 m

Nearby cafes

Sonora108 m
Delicias289 m
One One Six343 m
Morty and Bob's350 m

Nearby restaurants

The Cedar124 m
SLB Sports Bar272 m
Brasa273 m
Império Do Sabor326 m

Nearby pubs

The Island303 m
Maggie's Bar506 m
The Chamberlayne550 m
The Whippet Inn580 m

Nearby gyms

Absolute Studios101 m
The Dojo344 m
Drop Gym538 m
Ellis Stockwell545 m

Nearby pharmacies

Smart Pharm Pharmacy465 m
Greenfield Pharmacy557 m
Dollmead Pharmacy563 m
Richard & Curtis1.1 km

Nearby health

Dermafaye333 m
Kensal Rise Dental Practise539 m
Food hygiene (5-star)75% of 57

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

32

Investment score

Weak

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

Low gross yield (2.3%) 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
2.3% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score20/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months1

Rental market

High

Demand

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

49

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,655m
Crossrail 2 route6,432m

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)
140
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
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)
39
Largest scheme
78 homes · 732/761, 732/761, Harrow Road, College Park and Old Oak, NW10 5NY
Pipeline pressure
NONE

Named schemes (500m)

703 & 703A, 703 & 703A, HARROW ROAD, NW1023 homes
completed
703, 703, HARROW ROAD, NW10 5NY23 homes
completed
904, 904, Harrow Road, London,, NW10 5JU20 homes
completed
DOYLE NURSERY SCHOOL, 131, DOYLE NURSERY SCHOOL, 131, College Road, NW10 5PG14 homes
completed
DAY NURSERY, 97, DAY NURSERY, 97, MORTIMER ROAD, NW10 5TN12 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 5TE

Full postcodeNW10 5TE
Postcode districtNW10
BoroughLondon Borough of Brent
WardQueens Park
Latitude51.532561
Longitude-0.226220
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
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