Harlesden & Kensal Green · Brent · Queen's Park and Maida Vale constituency · 51.53668, -0.23793

NW10 5TX— Harlesden & Kensal Green, Brent

Location and area intelligence for NW10 5TX, Harlesden & Kensal Green, Brent

The family fortress

 

Schools 83%Safety 81/100Transport 35/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
65
Safety
81
Schools
90
Transport
35
Environment
70
Investment
32

The bottom line

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

The catches: 46 min to victoria — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW10 5TX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for NW10 5TX

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe🍕 Buzzing

“The family fortress”

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How NW10 5TX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Furness Primary School

Good · Inspected Nov 2021 · 4 min walk

KS2: 105.9

—

Secondary

Newman Catholic College

Not yet inspected · 2 min walk

P8: -0.21A8: 39.6

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 9 min walk

6 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

60.6 incidents per 1,000 residents

Better than 54% of London
→ Stable

-22% vs borough

Crime by type

Violence & sexual offences34%
Other27%
Anti-social behaviour10%
Vehicle crime10%
Drug offences8%
Robbery5%
Burglary5%
Theft1%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 857m

Crime is 7% below 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£7,837/m²
Price per ft²£728/ft²
Avg floor area90.2 m²

EPC breakdown

C
13%
D
15%
E
5%

Based on 33 properties · Confidence: high

Street mix

Semi 7%Terraced 16%Detached 4%Flat 74%

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£225,500
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

1995–2025 · CAGR

+8.2%

Total change

+976%

Market Activity

Price Velocity & Acceleration

Current Velocity

-53.9%

per year

Acceleration

-182.05

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £600k–£700k · 55 sales

Property Type Mix

Total: 55 sales

Detached3.6%
Semi-detached7.3%
Terraced16.4%
Flat/maisonette72.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£66k£170k+156.8%2.8
Post-dot-com plateau2001–2004£171k£231k+34.8%1.8
Pre-crash peak2006–2007£233k£312k+34.2%5
GFC & correction2010–2012£319k£323k+1.1%2
Help-to-Buy recovery2014–2016£515k£1.20m+133%2.7
Brexit uncertainty2019–2019£650k£650k+0%1
Pandemic surge2020–2021£1.08m£675k-37.8%3
Current market2024–2025£1.54m£710k-53.9%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
9.1%
District
9.1%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Willesden JunctionMildmay line
7 min walk
Willesden Junction Low Level

Nearby stations

Willesden Junction Low LevelNational Rail
8 min walk
Willesden Junction Rail StationLioness · Mildmay
8 min walk
Willesden Junction Underground StationBakerloo
8 min walk
Kensal Green Rail StationLioness
14 min walk
Kensal Green Underground StationBakerloo
14 min walk
No bus stops within 400m

49

Walkability score

174

Footpaths (500m)

0

Santander docks (800m)

1.7 km

Nearest cycle dock

Central London commute times

London Bridge53 min ↑
Victoria ★46 min
Waterloo55 min ↑
Canary Wharf63 min ↑
City56 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

21

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)141
Nearest car park197m
Santander docks (800m)0
Nearest cycle dock1.7 km

Nearby car parks

🅿️
Harlesden Plaza114 spaces
636m

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: 21.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 89% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.3 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 70%
More green space than 88% of London

Nearest SSSI: Brent Reservoir SSSI — 3.9 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

STAVERTON SURGERY

51 STAVERTON ROAD, NW2 5HA

15 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCentral Middlesex Hospital · 2.1 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

32

Restaurants (800m)

14

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

14

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Épara Poncha (413 m)

Nearest supermarketSahar · 506 m
10 tennis courts1 sports halls

Nightlife (500m)

1

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.4km

Post office

Nearby shops

London Food Store Limited252 m
Park Food & Wine338 m
Wine Well Grocery345 m
Thurga Food & wine374 m

Nearby cafes

Kaleo- Common Ground323 m
Merhaba Cafe Shop356 m
Sefar Cafe362 m
La Casa Sports Bar364 m

Nearby restaurants

Rubio264 m
Yummy's Peri Peri / Chicken and Burger Shop342 m
Requinte Brazil359 m
O Bombeiro388 m

Nearby pubs

Épara Poncha413 m
Angie's422 m
The Green Man442 m
Royal Oak488 m

Nearby gyms

Willesden Sports Centre656 m

Nearby pharmacies

Catto Ltd Pharmacy573 m
Smart Pharm Pharmacy639 m
Chana Chemist690 m
Superdrug702 m

Nearby health

Kensal Dental420 m
Dermafaye809 m
Food hygiene (5-star)57% of 83

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

32

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 moderate.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
2.7% (low)London avg: 3.8%Below average yield — bottom 70%
Gentrification score24/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

52.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,585m
Crossrail 2 route7,321m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,063 nationally

1,748

Est. population

11,646/km²

67%

Employed

50%

Degree educated

£41,900

Median income

7.6%

Claimant rate

SuburbanHigh densityEstablished mixed

43

Community stability

Age profile

24%
20%
23%
22%
Under 1824%
18–3420%
35–4923%
50–6422%
65+11%

Tenure

24%
29%
31%
14%
Own outright24%
Own (mortgage)29%
Private rent31%
Social rent14%
Shared ownership1%

Ethnicity

37%
19%
17%
White British37%
White Other19%
Asian13%
Black17%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine17%
No car household33%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent31%
Social rent14%

vs. London

Income vs London-0.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
1
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)
2

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
52
Largest scheme
88 homes · 1112, 1112, HARROW ROAD, NW10
Pipeline pressure
LOW

Named schemes (500m)

1112, 1112, HARROW ROAD, NW1088 homes
completed
COWIES OF LONDON, COWIES OF LONDON, HARLESDEN ROAD, NW1056 homes
completed
ELMWOOD HOUSE, ELMWOOD HOUSE, Harlesden Road, NW10 3SJ38 homes
completed
FORMER HAYCROFT DAIRY, 403-407, FORMER HAYCROFT DAIRY, 403-407, HARLESDEN ROAD, NW10 3RR35 homes
completed
FURNESS COTTAGE, FURNESS COTTAGE, HARLESDEN ROAD, NW10 3RP18 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
24.1%
Election year
2022
MP
Georgia Gould (Labour)
MP majority
14,913
Constituency
Queen's Park and Maida Vale

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Key facts for NW10 5TX

Full postcodeNW10 5TX
Postcode districtNW10
BoroughLondon Borough of Brent
WardHarlesden & Kensal Green
Latitude51.536685
Longitude-0.237927
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