Harlesden & Kensal Green · Brent · Queen's Park and Maida Vale constituency · 51.53578, -0.25431

NW10 8AP— Harlesden & Kensal Green, Brent

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

The practical family move

 

Schools 83%Safety 78/100Transport 53/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
61
Safety
78
Schools
90
Transport
53
Environment
61
Investment
58

The bottom line

NW10 8AP offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 47 min to victoria — above average for this zone.

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Location

NW10 8AP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for NW10 8AP

🛡️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 8AP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Harlesden Primary School

Good · Inspected Jun 2022 · 2 min walk

KS2: 104.3

—

Secondary

Saint Claudine's Catholic School for Girls

Not yet inspected · 8 min walk

P8: +0.79A8: 48.3

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 14 min walk

6 primaries · 1 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Park Royal Fire Station (G29) · 729m

Crime is +29% above 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£5,571/m²
Price per ft²£518/ft²
Avg floor area72.3 m²

EPC breakdown

C
10%
D
30%
E
11%
F
1%

Based on 52 properties · Confidence: high

Street mix

Semi 3%Terraced 16%Flat 81%

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 yield852 kWh/kWp/yr
Rebuild cost estimate£180,750
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

1996–2025 · CAGR

+6.9%

Total change

+590%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.3%

per year

Acceleration

-53.73

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £150k–£175k · 34 sales

Property Type Mix

Total: 34 sales

Semi-detached2.9%
Terraced14.7%
Flat/maisonette82.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£58k£116k+99.1%2.2
Post-dot-com plateau2002–2004£170k£250k+47.1%1.3
Pre-crash peak2005–2007£210k£217k+3.5%2.5
GFC & correction2008–2012£250k£234k-6.6%2
Help-to-Buy recovery2014–2016£365k£765k+109.6%1
Brexit uncertainty2017–2019£805k£312k-61.2%1
Pandemic surge2021–2021£300k£300k+0%1
Rate-rise correction2022–2022£436k£436k+0%2
Current market2025–2025£400k£400k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
8.1%
District
8.1%

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 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Harlesden Underground StationBakerloo line
2.8 min walk
Harlesden

Nearby stations

Harlesden Rail StationLioness
3 min walk
HarlesdenNational Rail
3 min walk
Harlesden Underground StationBakerloo
3 min walk
Willesden Junction Rail StationMildmay · Lioness
10 min walk
Willesden Junction Underground StationBakerloo
10 min walk
2 bus routes · 5 stops within 400m · 106 buses/hr peak

56

Walkability score

109

Footpaths (500m)

0

Santander docks (800m)

2.5 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria ★47 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

4

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)141
Nearest car park282m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Harlesden Plaza114 spaces
520m

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: 6.4 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 70%
Less green space than 88% of London

Nearest SSSI: Brent Reservoir SSSI — 4.0 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): 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 yield851.9 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE WESTWAY SURGERY

13 WESTWAY, SHEPHERDS BUSH, W12 0PT

31 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCentral Middlesex Hospital · 1.0 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

19

Parks (1km)

19

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Grand Junction Arms (454 m)

Nearest supermarketPak Discount Cash & Carry · 422 m

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

Bridge Food201 m
Harlesden Food Centre397 m
No. 1 Halal Meat Grocery & Vegetables401 m
Meat Lines Halal Supermarket404 m

Nearby cafes

The Whale Tea401 m
Empório Brasil402 m
H & A Cafe405 m
Kulmiye Coffee449 m

Nearby restaurants

Peter's Fish Bar230 m
Sweet Jam Rock Restaurant397 m
Palm Island Lounge397 m
Morley's398 m

Nearby pubs

Grand Junction Arms454 m
The Shawl455 m
Wishing Well488 m
Royal Oak653 m

Nearby pharmacies

Superdrug439 m
Catto Ltd Pharmacy568 m
Chana Chemist610 m
S&S Chemists744 m

Nearby health

Monteiro Dental Clinic397 m
Murakami Medical Centre397 m
Craven Park Dental Clinic501 m
Church Road Dental Practice1.1 km
Food hygiene (5-star)59% of 96

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

58

Investment score

Good

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

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
4.8% (good)London avg: 3.8%Strong yield — top 22% of London
Gentrification score15/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

38.9

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,584m
Crossrail 2 route8,413m

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)
3
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
5
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
53
Largest scheme
440 homes · Land bounded by Railway, Land bounded by Railway, Church Road, Craven Park, Guilsborough Close, Bishops Way, NW10
Pipeline pressure
NONE

Named schemes (500m)

PLOTS 19,20 & PART 21, PLOTS 19,20 & PART 21, STONEBRIDGE ESTATE, NW1095 homes
completed
ODEON COURT (1), EX ODEON CINEMA SITE, ODEON COURT (1), EX ODEON CINEMA SITE, ST. ALBANS ROAD, CRAVEN PARK ROAD, NW10 6RD33 homes
completed
BROWNELL, 28A, BROWNELL, 28A, MORDAUNT ROAD, NW10 8NU30 homes
completed
61, 61, Craven Park Road, NW10 8SH16 homes
completed
6 - 8, 6 - 8, Nicoll Road, NW1014 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 8AP

Full postcodeNW10 8AP
Postcode districtNW10
BoroughLondon Borough of Brent
WardHarlesden & Kensal Green
Latitude51.535779
Longitude-0.254313
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