Stonebridge · Brent · Brent East constituency · 51.54412, -0.25773

NW10 8RB— Stonebridge, Brent

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

Strong, well-rated schools nearby

 

Schools 88%Safety 76/100Transport 27/100~9% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
48
Safety
76
Schools
90
Transport
27
Environment
50
Investment
56

The bottom line

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

The catch: 53 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

NW10 8RB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-21.4% vs London avg
vs London crime+38.0% vs London avg

Deep-dive guides for NW10 8RB

🛡️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 8RB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Mitchell Brook Primary School

Good · Inspected Nov 2023 · 7 min walk

KS2: 105.1

★★

Secondary

North Brent School

Good · Inspected Mar 2024 · 12 min walk

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 4 min walk

9 primaries · 1 secondaries · 2 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

89.6 incidents per 1,000 residents

Higher crime than 68% of London
→ Stable

+16% vs borough

Crime by type

Violence & sexual offences26%
Other26%
Anti-social behaviour20%
Vehicle crime14%
Drug offences8%
Burglary4%
Robbery2%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Park Royal Fire Station (G29) · 1.1km

Crime is +38% 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£2,859/m²
Price per ft²£266/ft²
Avg floor area81.8 m²

EPC breakdown

C
19%
D
27%
E
5%

Based on 51 properties · Confidence: high

Street mix

Terraced 44%Flat 53%Other 3%

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£204,500
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

1996–2024 · CAGR

+7.4%

Total change

+629%

Market Activity

Price Velocity & Acceleration

Current Velocity

-65.5%

per year

Acceleration

-260.65

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £150k–£175k · 30 sales

Property Type Mix

Total: 30 sales

Terraced50%
Flat/maisonette50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£67k£85k+27.8%2
Post-dot-com plateau2002–2004£165k£111k-33%1.5
Pre-crash peak2005–2007£165k£310k+87.9%1.7
GFC & correction2008–2012£150k£137k-8.7%1
Help-to-Buy recovery2014–2016£312k£610k+95.8%1.7
Brexit uncertainty2019–2019£476k£476k+0%1
Pandemic surge2021–2021£1.41m£1.41m+0%1
Current market2024–2024£485k£485k+0%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
6.2%
District
6.2%
Terraced+0% α
Local
6.4%
District
6.4%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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
10.4 min walk
Harlesden

Nearby stations

Harlesden Underground StationBakerloo
11 min walk
Harlesden Rail StationLioness
11 min walk
HarlesdenNational Rail
11 min walk
Neasden Underground StationJubilee
15 min walk
Stonebridge Park Rail StationLioness
16 min walk
No bus stops within 400m

24

Walkability score

163

Footpaths (500m)

0

Santander docks (800m)

3.0 km

Nearest cycle dock

Central London commute times

London Bridge ★53 min
Victoria56 min ↑
Waterloo55 min ↑
Canary Wharf63 min ↑
City61 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

11

Car parks (800m)

0

EV chargers (800m)

Nearest car park555m
Santander docks (800m)0
Nearest cycle dock3.0 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: 6.9 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 37%
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

16 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCentral Middlesex Hospital · 1.6 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Wishing Well (529 m)

Nearest supermarketPak Discount Cash & Carry · 770 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)

466m

Post office

Nearby shops

Londis315 m
Tesco Express357 m
Lloyd's Groceries461 m
Marjan661 m

Nearby cafes

Kulmiye Coffee725 m
Mc Brasil728 m
Saffron Chai818 m
Jack's Cabin Cafe1.1 km

Nearby restaurants

Reggie's425 m
Big Ben Fish Bar577 m
Sunset Caribbean Takeaway683 m
BFC689 m

Nearby pubs

Wishing Well529 m
Grand Junction Arms1.1 km

Nearby pharmacies

S&S Chemists400 m
Tesco Pharmacy1.1 km

Nearby health

Church Road Dental Practice444 m
Craven Park Dental Clinic478 m
Monteiro Dental Clinic924 m
Murakami Medical Centre926 m
Food hygiene (5-star)70% of 46

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

56

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
8.5% (high)London avg: 3.8%Strong yield — top 4% of London
Gentrification score10/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

28.9

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,182m
Crossrail 2 route8,834m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,078 nationally

1,785

Est. population

12,742/km²

51%

Employed

28%

Degree educated

£33,000

Median income

13.9%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

33

Community stability

Age profile

34%
17%
22%
19%
Under 1834%
18–3417%
35–4922%
50–6419%
65+8%

Tenure

31%
47%
Own outright11%
Own (mortgage)9%
Private rent31%
Social rent47%
Shared ownership1%
Rent free0%

Ethnicity

14%
46%
14%
White British9%
White Other12%
Asian14%
Black46%
Mixed5%
Other14%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine25%
No car household56%
Unemployed6%
No qualifications26%

Housing tenure (Census 2021)

Social rent47%
Private rent31%

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)
49
Largest scheme
980 homes · STONEBRIDGE ESTATE, STONEBRIDGE ESTATE, STONEBRIDGE, NW10
Pipeline pressure
NONE

Named schemes (500m)

Land bounded by Railway, Land bounded by Railway, Church Road, Craven Park, Guilsborough Close, Bishops Way, NW10440 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
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
Stonebridge Estate, Site 13, Stonebridge Estate, Site 13, Hillside, NW10 8LB59 homes
completed
Site 22A, Stonebridge Estate, Site 22A, Stonebridge Estate, Hillside, Shakespeare Road, NW1049 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 8RB

Full postcodeNW10 8RB
Postcode districtNW10
BoroughLondon Borough of Brent
WardStonebridge
Latitude51.544121
Longitude-0.257729
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