Queens Park · Brent · Queen's Park and Maida Vale constituency · 51.53292, -0.22355

NW10 5TH— Queens Park, Brent

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

The hidden gem

 

Bottom 25% LondonSchools 100%Safety 74/100Transport 54/100Low yield 2.70%⚠ 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
38

The bottom line

NW10 5TH offers exceptional schools (100% Good/Outstanding) and low crime at £710,000 median — 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 5TH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+36.5% vs London avg
vs London income-0.2% vs London avg
vs London crime+7.0% vs London avg

Deep-dive guides for NW10 5TH

🛡️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📈 Up & Coming🔒 Very Safe

“The hidden gem”

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How NW10 5TH 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 · 2 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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 7 min walk

3 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 · 1.5km

Crime is +7% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£710,000

Median sale price

Above London median by 37%

£710,000 is 37% above the London median (£520,000)

-45.0%

This year

Flat

Dominant type

Price history

5-year change
+31.2%
Sales (24 months)5
New build0.0%
Avg terraced£1,182,500
Avg flat£675,000
Price per m²£8,294/m²
Price per ft²£771/ft²
Avg floor area89.2 m²

EPC breakdown

C
12%
D
37%
E
8%

Based on 57 properties · Confidence: high

Street mix

Semi 8%Terraced 28%Flat 63%Other 1%

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

Stamp duty

Standard buyer£23,000
First-time buyerFTB
£23,000
Additional propertyBTL/2nd
£44,300

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

16.9×

Price-to-income

£3,552/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield855 kWh/kWp/yr
Rebuild cost estimate£223,000
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.3%

Total change

+1008%

Market Activity

Price Velocity & Acceleration

Current Velocity

-46.3%

per year

Acceleration

-65.90

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £600k–£700k · 113 sales

Property Type Mix

Total: 113 sales

Semi-detached8%
Terraced28.3%
Flat/maisonette63.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£63k£156k+149.6%5.5
Post-dot-com plateau2001–2004£170k£239k+40.6%4.8
Pre-crash peak2005–2007£465k£345k-25.8%6.3
GFC & correction2008–2012£670k£631k-5.7%1.8
Help-to-Buy recovery2013–2016£400k£645k+61.3%3.2
Brexit uncertainty2017–2019£598k£973k+62.8%2.3
Pandemic surge2021–2021£541k£541k+0%2
Rate-rise correction2022–2023£821k£1.08m+31.5%3
Current market2024–2025£1.29m£693k-46.3%2.5

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
8.3%
District
8.3%
Semi-detached+0% α
Local
17.1%
District
17.1%
Terraced+0% α
Local
9.5%
District
9.5%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
3.4 min walk
Kensal Green→ Euston· 4 tph
14 min

Nearby stations

Kensal Green Underground StationBakerloo
4 min walk
Kensal Green Rail StationLioness
4 min walk
Kensal GreenNational Rail
4 min walk
Kensal Rise Rail StationMildmay
4 min walk
Brondesbury Park Rail StationMildmay
16 min walk
2 bus routes · 6 stops within 400m

63

Walkability score

114

Footpaths (500m)

0

Santander docks (800m)

1.3 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 park666m
Santander docks (800m)0
Nearest cycle dock1.3 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

STAVERTON SURGERY

51 STAVERTON ROAD, NW2 5HA

16 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

Nearest hospitalSt Charles' Hospital · 1.3 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

50

Parks (1km)

21

Restaurants (800m)

17

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

18

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Maggie's Bar (331 m)

Nearest supermarketTesco Express · 497 m
10 tennis courts1 swimming pools1 sports halls

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)

355m

Post office

Nearby shops

C&D Food & Wine165 m
Kensal Green Crocery181 m
Rise and Vine334 m
Pelican Food & Wine366 m

Nearby cafes

Sonora175 m
Espresso285 m
Arthur's Cafe307 m
Station Cafe308 m

Nearby restaurants

The Cedar158 m
Ciullo's299 m
Eat Sushi308 m
Zin310 m

Nearby pubs

Maggie's Bar331 m
The Island336 m
The Chamberlayne362 m
The Whippet Inn401 m

Nearby gyms

Absolute Studios177 m
Ellis Stockwell356 m
Drop Gym363 m
The Dojo382 m

Nearby pharmacies

Greenfield Pharmacy369 m
Dollmead Pharmacy375 m
Smart Pharm Pharmacy654 m
Richard & Curtis1.1 km

Nearby health

Kensal Rise Dental Practise352 m
Dermafaye517 m
Food hygiene (5-star)79% of 79

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

38

Investment score

Weak

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

Low gross yield (2.7%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
2.7% (low)London avg: 3.8%Below average yield — bottom 70%
Gentrification score33/100
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

73

Price growth score

B
Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,505m
Crossrail 2 route6,259m

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%
Price vs London+36.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
145
Planning apps (12 months)
1
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)
45
Largest scheme
50 homes · Land next to 35, Land next to 35, Chamberlayne Road, NW10
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
DOYLE NURSERY SCHOOL, 131, DOYLE NURSERY SCHOOL, 131, College Road, NW10 5PG14 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

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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£710,000)

£23,000

Standard buyer

£23,000

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for NW10 5TH

Full postcodeNW10 5TH
Postcode districtNW10
BoroughLondon Borough of Brent
WardQueens Park
Latitude51.532916
Longitude-0.223553
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