Stonebridge · Brent · Brent East constituency · 51.54416, -0.26125

NW10 8EE— Stonebridge, Brent

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

Strong, well-rated schools nearby

 

Schools 86%Safety 80/100Transport 23/100⚠ Knotweed sites nearby

Best for: Families

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

Liveability
44
Safety
80
Schools
90
Transport
23
Environment
50
Investment
51

The bottom line

NW10 8EE 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 8EE

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-17.6% vs London avg
vs London crime+3.0% vs London avg

Deep-dive guides for NW10 8EE

🛡️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 8EE 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 · 4 min walk

KS2: 104.5

★★

Secondary

North Brent School

Good · Inspected Mar 2024 · 14 min walk

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

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 2 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

67.1 incidents per 1,000 residents

Higher crime than 51% of London
→ Stable

-13% vs borough

Crime by type

Other28%
Violence & sexual offences27%
Anti-social behaviour20%
Vehicle crime8%
Drug offences6%
Burglary5%
Theft3%
Robbery2%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Park Royal Fire Station (G29) · 966m

Crime is +3% above London average

Property

Prices, sales volume and market trends

Avg floor area56 m²

EPC breakdown

B
2%
C
26%
D
4%

Based on 32 properties · Confidence: high

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£140,000
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
WallsSystem built, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,518
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2023 · CAGR

+8.1%

Total change

+497%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.4%

per year

Acceleration

-2.15

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £150k–£175k · 12 sales

Property Type Mix

Total: 12 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£62k£62k+0%1
Post-dot-com plateau2003–2003£85k£85k+0%1
Pre-crash peak2006–2007£110k£124k+12.7%1
GFC & correction2011–2011£143k£143k+0%2
Help-to-Buy recovery2013–2014£185k£162k-12.7%1
Brexit uncertainty2017–2017£231k£231k+0%2
Pandemic surge2020–2020£295k£295k+0%1
Rate-rise correction2023–2023£370k£370k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
8.4%
District
8.4%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
10.9 min walk
Harlesden

Nearby stations

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

25

Walkability score

167

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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park687m
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 AONB13% green spaceTree canopy: 70%
Above average green space

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

13 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalCentral Middlesex Hospital · 1.5 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

27

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 (697 m)

Nearest supermarketPak Discount Cash & Carry · 948 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)

697m

Post office

Nearby shops

Tesco Express302 m
Hillside Centre526 m
Londis526 m
Lloyd's Groceries637 m

Nearby cafes

Jack's Cabin Cafe1.1 km
Pasta Cafe1.1 km

Nearby restaurants

Reggie's352 m
Big Ben Fish Bar746 m
McDonald's836 m
Sunset Caribbean Takeaway862 m

Nearby pubs

Wishing Well697 m
Grand Junction Arms1.1 km

Nearby gyms

Bridge Park Community Leisure Centre725 m

Nearby pharmacies

S&S Chemists343 m

Nearby health

Craven Park Dental Clinic630 m
Church Road Dental Practice678 m
Food hygiene (5-star)75% of 28

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

51

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

5.4

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,404m
Crossrail 2 route9,074m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,189 nationally

1,848

Est. population

9,545/km²

47%

Employed

27%

Degree educated

£34,600

Median income

13.1%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

35

Community stability

Age profile

33%
21%
17%
18%
Under 1833%
18–3421%
35–4917%
50–6418%
65+11%

Tenure

24%
60%
Own outright10%
Own (mortgage)6%
Private rent24%
Social rent60%
Shared ownership0%
Rent free1%

Ethnicity

17%
45%
White British11%
White Other9%
Asian17%
Black45%
Mixed7%
Other11%

Employment & lifestyle

Managerial / professional15%
Routine / semi-routine25%
No car household50%
Unemployed6%
No qualifications27%

Housing tenure (Census 2021)

Social rent60%
Private rent24%

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)

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 8EE

Full postcodeNW10 8EE
Postcode districtNW10
BoroughLondon Borough of Brent
WardStonebridge
Latitude51.544164
Longitude-0.261246
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