Stonebridge · Brent · Brent East constituency · 51.54528, -0.26468

NW10 8DE— Stonebridge, Brent

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

The family fortress

 

Schools 83%Safety 80/100Transport 29/100⚠ Knotweed sites nearby

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
45
Safety
80
Schools
90
Transport
29
Environment
56
Investment
52

The bottom line

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

The catches: 59 min to victoria — above average for this zone and 6 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW10 8DE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Medium

London Benchmarks

vs London income-17.6% vs London avg
vs London crime+5.0% vs London avg

Deep-dive guides for NW10 8DE

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How NW10 8DE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Brentfield Primary School

Not yet inspected · 3 min walk

KS2: 104.5

★★

Secondary

North Brent School

Good · Inspected Mar 2024 · 16 min walk

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 3 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

68.1 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

-12% vs borough

Crime by type

Other27%
Violence & sexual offences26%
Vehicle crime19%
Anti-social behaviour17%
Drug offences7%
Theft3%
Robbery1%
Burglary1%

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) · 1.1km

Crime is +5% above London average

Property

Prices, sales volume and market trends

Avg floor area42.3 m²

EPC breakdown

C
26%
D
21%
E
2%

Based on 49 properties · Confidence: high

Street mix

Terraced 20%Flat 80%

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£105,750
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, partial 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

2007–2022 · CAGR

+4.4%

Total change

+91%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.4%

per year

Acceleration

+47.85

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 4 sales

Property Type Mix

Total: 4 sales

Terraced25%
Flat/maisonette75%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£157k£157k+0%1
Help-to-Buy recovery2015–2015£385k£385k+0%1
Pandemic surge2020–2020£260k£260k+0%1
Rate-rise correction2022–2022£300k£300k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Stonebridge Park Underground StationBakerloo line
9.4 min walk
Stonebridge Park→ Euston· 4 tph
22 min

Nearby stations

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

15

Walkability score

97

Footpaths (500m)

0

Santander docks (800m)

3.4 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park495m
Santander docks (800m)0
Nearest cycle dock3.4 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: 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: 7.4 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 70%
More green space than 87% of London

Nearest SSSI: Brent Reservoir SSSI — 3.2 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): None recorded

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

10 min walk

63%

Recommend GP

63%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

Nearest hospitalCentral Middlesex Hospital · 1.5 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

21

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Innisfree Free House (596 m)

Nearest supermarketPak Discount Cash & Carry · 1.2 km
1 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

Hillside Centre388 m
Tesco Express507 m
Corner Shop543 m
Ruheta Food & Wine555 m

Nearby cafes

Pasta Cafe1.2 km

Nearby restaurants

Reggie's531 m
Royal Chicken578 m
The Wright Jerk Centre627 m
McDonald's741 m

Nearby pubs

The Innisfree Free House596 m

Nearby gyms

Bridge Park Community Leisure Centre533 m

Nearby pharmacies

S&S Chemists537 m
Food hygiene (5-star)74% of 31

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

52

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

6.9

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,672m
Crossrail 2 route9,332m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,393 nationally

1,762

Est. population

15,126/km²

41%

Employed

26%

Degree educated

£34,600

Median income

11.8%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

40

Community stability

Age profile

30%
19%
19%
20%
Under 1830%
18–3419%
35–4919%
50–6420%
65+12%

Tenure

71%
Own outright8%
Own (mortgage)8%
Private rent12%
Social rent71%
Shared ownership0%
Rent free1%

Ethnicity

21%
47%
White British12%
White Other10%
Asian21%
Black47%
Mixed3%
Other7%

Employment & lifestyle

Managerial / professional13%
Routine / semi-routine28%
No car household46%
Unemployed11%
No qualifications28%

Housing tenure (Census 2021)

Social rent71%
Private rent12%

vs. London

Income vs London-17.6%

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)
6

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
13
Largest scheme
980 homes · STONEBRIDGE ESTATE, STONEBRIDGE ESTATE, STONEBRIDGE, NW10
Pipeline pressure
NONE

Named schemes (500m)

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
FORMER NEASDEN HOSP. BLOCKS F,G,H,J & K, FORMER NEASDEN HOSP. BLOCKS F,G,H,J & K, BRENTFIELD ROAD, KINGFISHER WAY, NW1069 homes
completed
Site 4B Stonebridge Estate, Site 4B Stonebridge Estate, Ayres Crescent, Fawood Avenue, NW10 8DS66 homes
completed
105A, 105A, MELVILLE ROAD, NW10 8BU10 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 8DE

Full postcodeNW10 8DE
Postcode districtNW10
BoroughLondon Borough of Brent
WardStonebridge
Latitude51.545276
Longitude-0.264679
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
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