Harlesden & Kensal Green · Brent · Queen's Park and Maida Vale constituency · 51.53415, -0.24887

NW10 8AB— Harlesden & Kensal Green, Brent

Location and area intelligence for NW10 8AB, Harlesden & Kensal Green, Brent

The practical family move

 

Schools 80%Safety 78/100Transport 52/100⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
62
Safety
78
Schools
90
Transport
52
Environment
61
Investment
78

The bottom line

NW10 8AB offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Investors 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.

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Location

NW10 8AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-16.7% vs London avg
vs London crime+29.0% vs London avg

Deep-dive guides for NW10 8AB

🛡️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🔒 Very Safe

“The practical family move”

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How NW10 8AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

John Keble CofE Primary School

Good · Inspected Jun 2023 · 6 min walk

KS2: 103.3

—

Secondary

Saint Claudine's Catholic School for Girls

Not yet inspected · 6 min walk

P8: +0.79A8: 48.3

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 16 min walk

5 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

83.7 incidents per 1,000 residents

Higher crime than 63% of London
→ Stable

+9% vs borough

Crime by type

Other28%
Violence & sexual offences22%
Anti-social behaviour17%
Drug offences11%
Vehicle crime8%
Robbery5%
Burglary5%
Theft3%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 1.4km

Crime is +29% above London average

Property

Prices, sales volume and market trends

Avg floor area75.7 m²

EPC breakdown

B
2%
C
3%
D
7%
E
3%

Based on 15 properties · Confidence: medium

Street mix

Semi 8%Flat 92%

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 yield852 kWh/kWp/yr
Rebuild cost estimate£189,250
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

1999–2021 · CAGR

+8%

Total change

+444%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.4%

per year

Acceleration

-0.73

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £100k–£125k · 10 sales

Property Type Mix

Total: 10 sales

Semi-detached10%
Flat/maisonette90%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£52k£52k+0%1
Post-dot-com plateau2003–2003£120k£120k+0%3
Pre-crash peak2007–2007£550k£550k+0%1
GFC & correction2008–2012£220k£215k-2.3%1
Help-to-Buy recovery2014–2014£350k£350k+0%1
Brexit uncertainty2019–2019£316k£316k+0%1
Pandemic surge2021–2021£283k£283k+0%1

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 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Willesden Junction Underground StationBakerloo line
4.3 min walk
Willesden Junction

Nearby stations

Willesden Junction Rail StationLioness · Mildmay
4 min walk
Willesden JunctionNational Rail
4 min walk
Willesden Junction Underground StationBakerloo
5 min walk
Harlesden Rail StationLioness
8 min walk
Harlesden Underground StationBakerloo
8 min walk
No bus stops within 400m

62

Walkability score

201

Footpaths (500m)

0

Santander docks (800m)

2.1 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

9

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)141
Nearest car park218m
Santander docks (800m)0
Nearest cycle dock2.1 km

Nearby car parks

🅿️
Harlesden Plaza114 spaces
343m

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: 5.9 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 70%
Less green space than 96% of London

Nearest SSSI: Brent Reservoir SSSI — 4.2 km

Energy

Solar: 852 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 yield851.9 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

HMP WORMWOOD SCRUBS

DU CRANE ROAD, W12 0AE

24 min walk

0

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCentral Middlesex Hospital · 1.3 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

20

Parks (1km)

42

Restaurants (800m)

18

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

13

Convenience

Nearest supermarketMang Pinoy @ Kabul Plaza · 215 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.3km

Post office

Nearby shops

Alishba News & Wines214 m
Best Deal227 m
Value 4 Money282 m
Bilal Halal Butchers287 m

Nearby cafes

Sabor Mineiro218 m
Blakes231 m
H & A Cafe312 m
Costa316 m

Nearby restaurants

Chicken Cottage218 m
Subway230 m
Lahore Kebab London240 m
Sam's Chicken267 m

Nearby pubs

The Shawl279 m
Royal Oak360 m
The Green Man383 m
Angie's388 m

Nearby pharmacies

Superdrug238 m
Catto Ltd Pharmacy286 m
Chana Chemist309 m

Nearby health

Murakami Medical Centre387 m
Monteiro Dental Clinic389 m
Kensal Dental416 m
Craven Park Dental Clinic791 m
Food hygiene (5-star)52% of 165

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

78

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 score23/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

39.1

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,165m
Crossrail 2 route8,006m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,505 nationally

1,851

Est. population

12,167/km²

59%

Employed

34%

Degree educated

£35,000

Median income

17.0%

Claimant rate

Urban coreHigh densitySocially diverse / deprived

31

Community stability

Age profile

26%
21%
23%
20%
Under 1826%
18–3421%
35–4923%
50–6420%
65+9%

Tenure

37%
42%
Own outright8%
Own (mortgage)12%
Private rent37%
Social rent42%
Shared ownership1%
Rent free0%

Ethnicity

17%
20%
35%
White British17%
White Other20%
Asian12%
Black35%
Mixed9%
Other8%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine27%
No car household60%
Unemployed7%
No qualifications22%

Housing tenure (Census 2021)

Social rent42%
Private rent37%

vs. London

Income vs London-16.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
4
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
0
Under construction
0
Completed (3yr)
89
Largest scheme
605 homes · Oaklands House, Oaklands House, Old Oak Common Lane, NW10 6DU
Pipeline pressure
NONE

Named schemes (500m)

1-11 NEW CRESCENT WORKS, 1-11 NEW CRESCENT WORKS, NICOLL ROAD, NW1058 homes
completed
80 Goodhall Street, Goodhall Street, London, NW10 6TS38 homes
completed
FORMER FUTTERS YARD AND, 16, FORMER FUTTERS YARD AND, 16, ACTON LANE, NW1030 homes
completed
1-25, 1-25, BUCKINGHAM MEWS, NW10 4RN16 homes
completed
Park House, Park House, Manor Park Road, NW10 4JW15 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 8AB

Full postcodeNW10 8AB
Postcode districtNW10
BoroughLondon Borough of Brent
WardHarlesden & Kensal Green
Latitude51.534151
Longitude-0.248867
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