Harlesden & Kensal Green · Brent · Queen's Park and Maida Vale constituency · 51.53629, -0.24147

NW10 5XP— Harlesden & Kensal Green, Brent

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

The practical family move

 

Schools 86%Safety 78/100Transport 46/100

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
64
Safety
78
Schools
90
Transport
46
Environment
67
Investment
76

The bottom line

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

The catch: 46 min to victoria — above average for this zone.

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

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Do you work from home?
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Location

NW10 5XP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-16.7% vs London avg
vs London crime+24.0% vs London avg

Deep-dive guides for NW10 5XP

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

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“The practical family move”

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How NW10 5XP 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 · 3 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

Curzon Nursery School & Family Wellbeing Centre

Good · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

80.4 incidents per 1,000 residents

Higher crime than 61% of London
→ Stable

+4% vs borough

Crime by type

Violence & sexual offences27%
Other24%
Vehicle crime15%
Anti-social behaviour13%
Drug offences6%
Theft5%
Robbery4%
Burglary4%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 955m

Crime is +24% above London average

Property

Prices, sales volume and market trends

Avg floor area91.5 m²

EPC breakdown

B
1%
C
15%
D
10%
E
1%

Based on 27 properties · Confidence: medium

Street mix

Semi 11%Terraced 56%Flat 33%

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£228,750
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 CAnnual charge £1,735
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2022 · CAGR

+11.5%

Total change

+1250%

Market Activity

Price Velocity & Acceleration

Current Velocity

+46.7%

per year

Acceleration

-20.53

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £600k–£700k · 9 sales

Property Type Mix

Total: 9 sales

Semi-detached11.1%
Terraced55.6%
Flat/maisonette33.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£100k£135k+35%1
Pre-crash peak2007–2007£450k£450k+0%1
GFC & correction2011–2012£113k£675k+500%1
Help-to-Buy recovery2013–2013£690k£690k+0%1
Brexit uncertainty2018–2019£550k£920k+67.3%1
Rate-rise correction2022–2022£1.35m£1.35m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Willesden Junction Rail StationLioness · Mildmay
6 min walk
Willesden Junction Underground StationBakerloo
6 min walk
Willesden Junction Low LevelNational Rail
6 min walk
Harlesden Rail StationLioness
14 min walk
Harlesden Underground StationBakerloo
14 min walk
No bus stops within 400m

63

Walkability score

157

Footpaths (500m)

0

Santander docks (800m)

1.8 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria ★46 min
Waterloo52 min ↑
Canary Wharf61 min ↑
City55 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

20

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)141
Nearest car park263m
Santander docks (800m)0
Nearest cycle dock1.8 km

Nearby car parks

🅿️
Harlesden Plaza114 spaces
397m

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: 5.5 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
More green space than 75% of London

Nearest SSSI: Brent Reservoir SSSI — 4.0 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

17 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

Nearest hospitalCentral Middlesex Hospital · 1.9 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

37

Restaurants (800m)

14

Cafes (800m)

4

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

10

Convenience

Nearest supermarketSahar · 256 m

Nightlife (500m)

1

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.3km

Post office

Nearby shops

London Food Store Limited101 m
Wine Well Grocery120 m
Park Food & Wine129 m
Thurga Food & wine152 m

Nearby cafes

Kaleo- Common Ground122 m
Merhaba Cafe Shop127 m
Sefar Cafe131 m
La Casa Sports Bar145 m

Nearby restaurants

Rubio106 m
Yummy's Peri Peri / Chicken and Burger Shop132 m
Requinte Brazil142 m
O Bombeiro163 m

Nearby pubs

Angie's178 m
The Green Man192 m
Royal Oak240 m
Épara Poncha262 m

Nearby pharmacies

Chana Chemist283 m
Catto Ltd Pharmacy324 m
Superdrug454 m
Smart Pharm Pharmacy773 m

Nearby health

Kensal Dental218 m
Murakami Medical Centre570 m
Monteiro Dental Clinic572 m
Food hygiene (5-star)57% of 126

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

76

Investment score

Strong

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

Avg monthly rent
£1,600London avg: £1,950/mo
Gentrification score22/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

35

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,790m
Crossrail 2 route7,552m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,850 nationally

2,053

Est. population

11,382/km²

63%

Employed

41%

Degree educated

£35,000

Median income

8.8%

Claimant rate

Inner cityHigh densityRenters

35

Community stability

Age profile

23%
23%
24%
19%
Under 1823%
18–3423%
35–4924%
50–6419%
65+11%

Tenure

16%
22%
40%
20%
Own outright16%
Own (mortgage)22%
Private rent40%
Social rent20%
Shared ownership1%
Rent free0%

Ethnicity

26%
22%
13%
22%
White British26%
White Other22%
Asian13%
Black22%
Mixed7%
Other10%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine20%
No car household51%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Private rent40%
Social rent20%

vs. London

Income vs London-16.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
72
Largest scheme
88 homes · 1112, 1112, HARROW ROAD, NW10
Pipeline pressure
NONE

Named schemes (500m)

COWIES OF LONDON, COWIES OF LONDON, HARLESDEN ROAD, NW1056 homes
completed
ELMWOOD HOUSE, ELMWOOD HOUSE, Harlesden Road, NW10 3SJ38 homes
completed
Former Willesden New Social Club, Former Willesden New Social Club, Rucklidge Avenue, London, NW10 4PT21 homes
completed
FURNESS COTTAGE, FURNESS COTTAGE, HARLESDEN ROAD, NW10 3RP18 homes
completed
1-25, 1-25, BUCKINGHAM MEWS, NW10 4RN16 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 5XP

Full postcodeNW10 5XP
Postcode districtNW10
BoroughLondon Borough of Brent
WardHarlesden & Kensal Green
Latitude51.536289
Longitude-0.241475
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