Harlesden & Kensal Green · Brent · Queen's Park and Maida Vale constituency · 51.53324, -0.23519

NW10 5YN— Harlesden & Kensal Green, Brent

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

The overachiever's postcode

 

Schools 83%Safety 78/100Transport 45/100Low yield 2.25%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
62
Safety
78
Schools
90
Transport
45
Environment
65
Investment
38

The bottom line

NW10 5YN offers exceptional schools (100% Good/Outstanding) and low crime at £854,000 median — strong value for Families who can accept its trade-offs.

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

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Location

NW10 5YN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+64.2% vs London avg
vs London income-16.7% vs London avg
vs London crime+24.0% vs London avg

Deep-dive guides for NW10 5YN

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

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“The overachiever's postcode”

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How NW10 5YN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Kenmont Primary School

Good · Inspected Jan 2023 · 2 min walk

KS2: 104.7

—

Secondary

Harris Lowe Academy Willesden

Not yet inspected · Inspected Nov 2024 · 8 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 · 8 min walk

5 primaries · 3 secondaries · 1 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 1.2km

Crime is +24% 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.

£854,000

Median sale price

Top 25% — 64% above London median

£854,000 is 64% above the London median (£520,000)

+43.5%

This year

Terraced

Dominant type

Price history

5-year change
+51.6%
Sales (24 months)5
New build0.0%
Avg semi-detached£745,000
Avg terraced£1,035,000
Avg flat£620,000
Price per m²£9,143/m²
Price per ft²£849/ft²
Avg floor area92.5 m²

EPC breakdown

C
12%
D
20%
E
4%
G
1%

Based on 37 properties · Confidence: high

Street mix

Semi 11%Terraced 46%Flat 43%

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£30,200
First-time buyerFTB
£30,200
Additional propertyBTL/2nd
£55,820

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

24.4×

Price-to-income

£4,272/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield855 kWh/kWp/yr
Rebuild cost estimate£231,250
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)
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

1995–2026 · CAGR

+8%

Total change

+999%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.8%

per year

Acceleration

+59.85

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £500k–£600k · 44 sales

Property Type Mix

Total: 44 sales

Semi-detached11.4%
Terraced45.5%
Flat/maisonette43.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£81k£175k+116%2.8
Post-dot-com plateau2001–2004£191k£293k+53.3%1.5
Pre-crash peak2005–2007£277k£250k-9.6%2.3
GFC & correction2008–2012£580k£490k-15.5%1
Help-to-Buy recovery2013–2015£592k£662k+11.8%2
Brexit uncertainty2017–2018£1000k£587k-41.3%1
Rate-rise correction2023–2023£315k£315k+0%1
Current market2024–2026£1.21m£890k-26.4%1.7

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
14.1%
District
14.1%
Terraced+0% α
Local
-14.5%
District
-14.5%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

24out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing7
Trend Position75

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
6.6 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
10 min walk
Kensal Green Underground StationBakerloo
10 min walk
No bus stops within 400m

40

Walkability score

169

Footpaths (500m)

0

Santander docks (800m)

1.4 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

9

Car parks (800m)

1

EV chargers (800m)

Nearest car park321m
Santander docks (800m)0
Nearest cycle dock1.4 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: 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: 5.0 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 4.3 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

1

Dentists within 1km

Nearest hospitalSt Charles' Hospital · 1.7 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

41

Parks (1km)

22

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

14

Sports (1km)

5

Convenience

No pubs within 400m — nearest: Épara Poncha (476 m)

Nearest supermarketSahar · 754 m
10 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Harrow Road Convenience Store107 m
Anna Stores165 m
Boi Nobre201 m
Rio Grande253 m

Nearby cafes

Tradicao de Portugal187 m
Rossio Grill190 m
Luigi Cafe218 m
OPorto Café410 m

Nearby restaurants

Tom Kangam Thai91 m
Hot Pizza155 m
Centro Galego de Londres162 m
Mum's222 m

Nearby pubs

Épara Poncha476 m
The Island639 m
Angie's640 m
The Green Man695 m

Nearby gyms

The Dojo630 m
Absolute Studios642 m
Willesden Sports Centre837 m

Nearby pharmacies

Smart Pharm Pharmacy221 m
Chana Chemist1.1 km

Nearby health

Dermafaye406 m
Kensal Dental554 m
Food hygiene (5-star)53% of 58

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

38

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 low.

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 score17/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

42

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,253m
Crossrail 2 route7,056m

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%
Price vs London+64.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
6
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)
0

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
483
Largest scheme
241 homes · Mitre Yard, 104-108, 104-108 Scrubs Lane, NW10 6SF
Pipeline pressure
LOW

Named schemes (500m)

1112, 1112, HARROW ROAD, NW1088 homes
completed
FORMER PEGASUS, CONNAUGHT & ALBANY WORKS, FORMER PEGASUS, CONNAUGHT & ALBANY WORKS, TRENMAR GARDENS, NW1042 homes
completed
COLLEGE PARK HOTEL AND, 1-5, COLLEGE PARK HOTEL AND, 1-5, SCRUBS LANE, HARROW ROAD, NW10 5NG15 homes
completed
12, 12, TRENMAR GARDENS, NW10 6BA14 homes
completed
767, 767, Harrow Road, NW10 5NY9 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£854,000)

£30,200

Standard buyer

£30,200

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 5YN

Full postcodeNW10 5YN
Postcode districtNW10
BoroughLondon Borough of Brent
WardHarlesden & Kensal Green
Latitude51.533245
Longitude-0.235190
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