Stonebridge · Brent · Brent East constituency · 51.53902, -0.26281

NW10 8PL— Stonebridge, Brent

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

High-connectivity investment target

 

Schools 75%Safety 45/100Transport 42/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
40
Safety
45
Schools
61
Transport
42
Environment
48
Investment
48

The bottom line

The catches: very high noise (65 dB) — check proximity to rail lines; 52 min to victoria — above average for this zone and 5 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

NW10 8PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
LowSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-21.4% vs London avg
vs London crime+333.0% vs London avg

Deep-dive guides for NW10 8PL

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

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Compare NW10 8PL with:

Postcode Personality

🚇 Well-Connected🎓 Good Schools

“High-connectivity investment target”

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How NW10 8PL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

61

Education score

Good for families
★ Top school within 1km
★

Primary

The Stonebridge School

Requires Improvement · Inspected Jul 2023 · 2 min walk

KS2: 101.4

—

Secondary

Saint Claudine's Catholic School for Girls

Not yet inspected · 14 min walk

P8: +0.79A8: 48.3

75% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Below London average

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

281.3 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+264% vs borough

Crime by type

Other32%
Violence & sexual offences21%
Anti-social behaviour19%
Vehicle crime12%
Burglary6%
Drug offences6%
Robbery3%
Theft2%

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) · 387m

Crime is +333% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£5,415/m²
Price per ft²£503/ft²
Avg floor area77.6 m²

EPC breakdown

C
10%
D
14%
F
1%

Based on 25 properties · Confidence: medium

Street mix

Terraced 87%Flat 13%

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£194,000
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 DAnnual charge £1,952
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.5%

Total change

+400%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.1%

per year

Acceleration

-6.05

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £50k–£75k · 15 sales

Property Type Mix

Total: 15 sales

Terraced86.7%
Flat/maisonette13.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£68k£135k+98.5%1.2
Post-dot-com plateau2002–2003£92k£228k+147.3%1
Pre-crash peak2006–2006£245k£245k+0%1
GFC & correction2008–2008£250k£250k+0%1
Help-to-Buy recovery2014–2016£203k£370k+82.3%1
Rate-rise correction2022–2022£450k£450k+0%1
Current market2024–2025£405k£340k-16%1.5

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

28

Walkability score

87

Footpaths (500m)

0

Santander docks (800m)

3.1 km

Nearest cycle dock

Central London commute times

London Bridge55 min ↑
Victoria ★52 min
Waterloo55 min ↑
Canary Wharf65 min ↑
City54 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 park515m
Santander docks (800m)0
Nearest cycle dock3.1 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 34.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 65% of London
NoiseVERY HIGH
rail · Rail Lden: 65 dB
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.0 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 37%
Less green space than 76% of London

Nearest SSSI: Brent Reservoir SSSI — 3.8 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

16 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalCentral Middlesex Hospital · 902 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

15

Parks (1km)

2

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Grand Junction Arms (540 m)

Nearest supermarketPak Discount Cash & Carry · 845 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)

1.2km

Post office

Nearby shops

Tesco Express312 m
Bridge Food508 m
Hillside Centre569 m
Lloyd's Groceries650 m

Nearby cafes

Pasta Cafe530 m
Jack's Cabin Cafe544 m

Nearby restaurants

Reggie's245 m
Peter's Fish Bar464 m
Big Ben Fish Bar685 m
Spice Shack1.1 km

Nearby pubs

Grand Junction Arms540 m
Wishing Well654 m

Nearby gyms

Bridge Park Community Leisure Centre763 m

Nearby pharmacies

S&S Chemists269 m

Nearby health

Craven Park Dental Clinic583 m
Central Middlesex Hospital902 m
Food hygiene (5-star)78% of 40

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

48

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
Gross yield
4.4% (average)London avg: 3.8%Above average yield
Gentrification score12/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

36.5

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,267m
Crossrail 2 route9,063m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,199 nationally

1,230

Est. population

706/km²

50%

Employed

35%

Degree educated

£33,000

Median income

10.3%

Claimant rate

Inner cityLow densitySocially diverse / deprived

35

Community stability

Age profile

25%
20%
24%
17%
13%
Under 1825%
18–3421%
35–4924%
50–6417%
65+13%

Tenure

15%
67%
Own outright3%
Own (mortgage)8%
Private rent15%
Social rent67%
Shared ownership6%
Rent free1%

Ethnicity

14%
48%
White British12%
White Other10%
Asian14%
Black48%
Mixed6%
Other11%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine23%
No car household53%
Unemployed5%
No qualifications24%

Housing tenure (Census 2021)

Social rent67%
Private rent15%

vs. London

Income vs London-21.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
2
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)
5

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
10
Largest scheme
980 homes · STONEBRIDGE ESTATE, STONEBRIDGE ESTATE, STONEBRIDGE, NW10
Pipeline pressure
NONE

Named schemes (500m)

STONEBRIDGE ESTATE, STONEBRIDGE ESTATE, STONEBRIDGE, NW10980 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
Site 4B Stonebridge Estate, Site 4B Stonebridge Estate, Ayres Crescent, Fawood Avenue, NW10 8DS66 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 8PL

Full postcodeNW10 8PL
Postcode districtNW10
BoroughLondon Borough of Brent
WardStonebridge
Latitude51.539017
Longitude-0.262812
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