Stonebridge · Brent · Brent East constituency · 51.54307, -0.26149

NW10 8BS— Stonebridge, Brent

Location and area intelligence for NW10 8BS, Stonebridge, Brent

Strong, well-rated schools nearby

 

Schools 86%Safety 80/100Transport 25/100

Best for: Families

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Car-dependent area — limited public transport

Liveability
44
Safety
80
Schools
74
Transport
25
Environment
48
Investment
46

The bottom line

NW10 8BS offers exceptional schools (86% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 59 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

NW10 8BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Medium

London Benchmarks

vs London income-21.4% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for NW10 8BS

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How NW10 8BS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

74

Education score

Good for families
★ Top school within 1km
★

Primary

The Stonebridge School

Requires Improvement · Inspected Jul 2023 · 4 min walk

KS2: 101.4

★★

Secondary

North Brent School

Good · Inspected Mar 2024 · 15 min walk

86% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Above London average

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 1 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.8 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

-6% vs borough

Crime by type

Violence & sexual offences26%
Anti-social behaviour25%
Other22%
Drug offences10%
Vehicle crime6%
Robbery5%
Burglary4%
Theft2%

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Park Royal Fire Station (G29) · 844m

Crime is +12% above London average

Property

Prices, sales volume and market trends

Avg floor area82.6 m²

EPC breakdown

C
6%
D
16%

Based on 22 properties · Confidence: medium

Street mix

Flat 100%

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£206,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofFlat, limited insulation (assumed)
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

2004–2022 · CAGR

+6.3%

Total change

+200%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.4%

per year

Acceleration

-55.38

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £350k–£400k · 8 sales

Property Type Mix

Total: 8 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£120k£120k+0%1
Pre-crash peak2007–2007£183k£183k+0%2
Help-to-Buy recovery2014–2015£100k£237k+137%1
Brexit uncertainty2019–2019£365k£365k+0%2
Rate-rise correction2022–2022£360k£360k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.9%
District
5.9%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Harlesden Underground StationBakerloo line
9.5 min walk
Harlesden

Nearby stations

Harlesden Underground StationBakerloo
10 min walk
Harlesden Rail StationLioness
10 min walk
HarlesdenNational Rail
10 min walk
Stonebridge Park Rail StationLioness
13 min walk
Stonebridge Park Underground StationBakerloo
13 min walk
No bus stops within 400m

26

Walkability score

177

Footpaths (500m)

0

Santander docks (800m)

3.2 km

Nearest cycle dock

Central London commute times

London Bridge60 min ↑
Victoria ★59 min
Waterloo60 min ↑
Canary Wharf70 min ↑
City63 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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park663m
Santander docks (800m)0
Nearest cycle dock3.2 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: 34.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 65% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.1 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Brent Reservoir SSSI — 3.4 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

GP PATHFINDER CLINICS

1B WYLD WAY, HA9 6PW

14 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalCentral Middlesex Hospital · 1.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

23

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Wishing Well (640 m)

Nearest supermarketPak Discount Cash & Carry · 891 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)

751m

Post office

Nearby shops

Tesco Express187 m
Hillside Centre486 m
Londis506 m
Lloyd's Groceries588 m

Nearby cafes

Jack's Cabin Cafe990 m
Pasta Cafe990 m

Nearby restaurants

Reggie's230 m
Big Ben Fish Bar688 m
Peter's Fish Bar773 m
Sunset Caribbean Takeaway807 m

Nearby pubs

Wishing Well640 m
Grand Junction Arms968 m

Nearby gyms

Bridge Park Community Leisure Centre700 m

Nearby pharmacies

S&S Chemists225 m

Nearby health

Craven Park Dental Clinic567 m
Church Road Dental Practice730 m
Food hygiene (5-star)74% of 23

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

46

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 score10/100
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

6.1

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,367m
Crossrail 2 route9,066m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,365 nationally

2,624

Est. population

14,099/km²

48%

Employed

34%

Degree educated

£33,000

Median income

13.7%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

37

Community stability

Age profile

31%
24%
18%
17%
Under 1831%
18–3424%
35–4918%
50–6417%
65+10%

Tenure

14%
71%
Own outright4%
Own (mortgage)7%
Private rent14%
Social rent71%
Shared ownership3%
Rent free1%

Ethnicity

15%
53%
White British7%
White Other8%
Asian15%
Black53%
Mixed6%
Other12%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine25%
No car household48%
Unemployed8%
No qualifications22%

Housing tenure (Census 2021)

Social rent71%
Private rent14%

vs. London

Income vs London-21.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
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)
17
Largest scheme
980 homes · STONEBRIDGE ESTATE, STONEBRIDGE ESTATE, STONEBRIDGE, NW10
Pipeline pressure
NONE

Named schemes (500m)

STONEBRIDGE ESTATE, STONEBRIDGE ESTATE, STONEBRIDGE, NW10980 homes
completed
PLOTS 1,5,8,9,11 & 12 STONEBRIDGE ESTATE, PLOTS 1,5,8,9,11 & 12 STONEBRIDGE ESTATE, STONEBRIDGE, NW10197 homes
completed
Stonebridge site 10, next to Stonebridge Park Hotel, Stonebridge site 10, next to Stonebridge Park Hotel, Hillside, London, NW10 8RY117 homes
completed
Land on site of former Craven Park Health Centre, Land on site of former Craven Park Health Centre, Knatchbull Road, NW10 8XW109 homes
completed
The Stonebridge School, The Stonebridge School, Shakespeare Avenue, NW10 8NG73 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
27.9%
Election year
2022
MP
Dawn Butler (Labour)
MP majority
13,047
Constituency
Brent East

Councillors

Abdi AdenLabour
Promise KnightLabour
Tony EthapemiLabour

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Key facts for NW10 8BS

Full postcodeNW10 8BS
Postcode districtNW10
BoroughLondon Borough of Brent
WardStonebridge
Latitude51.543070
Longitude-0.261490
Parliamentary constituencyBrent East
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