Harlesden & Kensal Green · Brent · Queen's Park and Maida Vale constituency · 51.53480, -0.23650

NW10 5UL— Harlesden & Kensal Green, Brent

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

The family fortress

 

Schools 83%Safety 81/100Transport 36/100⚠ Knotweed sites nearby

Best for: Families

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

Liveability
64
Safety
81
Schools
90
Transport
36
Environment
70
Investment
52

The bottom line

NW10 5UL 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 5UL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
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 5UL

🛡️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

“The family fortress”

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How NW10 5UL 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 · 2 min walk

KS2: 105.9

—

Secondary

Newman Catholic College

Not yet inspected · 5 min walk

P8: -0.21A8: 39.6

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 · 8 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)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 1.1km

Crime is 7% below London average

Property

Prices, sales volume and market trends

Avg floor area77.7 m²

EPC breakdown

C
4%
D
12%
E
4%

Based on 20 properties · Confidence: medium

Street mix

Semi 23%Flat 77%

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£194,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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

1997–2019 · CAGR

+8.6%

Total change

+515%

Market Activity

Price Velocity & Acceleration

Current Velocity

-29.7%

per year

Acceleration

+10.05

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £125k–£150k · 13 sales

Property Type Mix

Total: 13 sales

Semi-detached23.1%
Flat/maisonette76.9%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£64k£140k+118.8%1.5
Post-dot-com plateau2001–2003£157k£215k+36.9%1
Pre-crash peak2006–2006£207k£207k+0%1
Help-to-Buy recovery2015–2015£930k£930k+0%1
Brexit uncertainty2018–2019£560k£394k-29.7%1.5

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 2

Poor

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

Nearby stations

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

45

Walkability score

201

Footpaths (500m)

0

Santander docks (800m)

1.6 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

16

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)141
Nearest car park411m
Santander docks (800m)0
Nearest cycle dock1.6 km

Nearby car parks

🅿️
Harlesden Plaza114 spaces
775m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 5.2 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 70%
More green space than 87% of London

Nearest SSSI: Brent Reservoir SSSI — 4.2 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

16 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalSt Charles' Hospital · 1.9 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

26

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

16

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Épara Poncha (390 m)

Nearest supermarketSahar · 613 m
10 tennis courts2 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)

1.2km

Post office

Nearby shops

Shalpika Convenience Store267 m
Harrow Road Convenience Store301 m
Mr Nuts355 m
Anna Stores356 m

Nearby cafes

Rossio Grill376 m
Tradicao de Portugal377 m
Luigi Cafe403 m
Kaleo- Common Ground494 m

Nearby restaurants

Tom Kangam Thai287 m
Centro Galego de Londres297 m
Nick's Caribbean332 m
Duniya Events333 m

Nearby pubs

Épara Poncha390 m
Angie's505 m
The Green Man550 m
Royal Oak607 m

Nearby gyms

The Dojo669 m
Willesden Sports Centre733 m
Absolute Studios747 m

Nearby pharmacies

Smart Pharm Pharmacy411 m
Catto Ltd Pharmacy683 m
Chana Chemist884 m

Nearby health

Kensal Dental445 m
Dermafaye588 m
Food hygiene (5-star)55% of 69

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

52

Investment score

Moderate

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

Avg monthly rent
£1,600London avg: £1,950/mo
Gentrification score21/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

42

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,407m
Crossrail 2 route7,181m

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)
5
Live planning apps (800m)
6
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)
27
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
COLLEGE PARK HOTEL AND, 1-5, COLLEGE PARK HOTEL AND, 1-5, SCRUBS LANE, HARROW ROAD, NW10 5NG15 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 5UL

Full postcodeNW10 5UL
Postcode districtNW10
BoroughLondon Borough of Brent
WardHarlesden & Kensal Green
Latitude51.534802
Longitude-0.236500
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
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
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