Stonebridge · Brent · Brent East constituency · 51.54247, -0.26360

NW10 8RY— Stonebridge, Brent

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

Strong, well-rated schools nearby

 

Schools 86%Safety 80/100Transport 25/100~5% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
43
Safety
80
Schools
74
Transport
25
Environment
48
Investment
47

The bottom line

NW10 8RY 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 8RY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for NW10 8RY

🛡️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 8RY 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 · 3 min walk

KS2: 101.4

★★

Secondary

North Brent School

Good · Inspected Mar 2024 · 17 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 · 2 min walk

6 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

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Park Royal Fire Station (G29) · 750m

Crime is +12% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£4,472/m²
Price per ft²£415/ft²
Avg floor area82.2 m²

EPC breakdown

B
46%
C
19%

Based on 65 properties · Confidence: high

Street mix

Semi 3%Terraced 3%Flat 92%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£205,500
Rebuild cost per m²£2,500/m²

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

Construction era2013
WallsAverage thermal transmittance 0.18 W/m²K
Roof(other premises 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

2007–2025 · CAGR

+2.2%

Total change

+48%

Market Activity

Price Velocity & Acceleration

Current Velocity

-26.6%

per year

Acceleration

-90.37

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 37 sales

Property Type Mix

Total: 37 sales

Semi-detached2.7%
Terraced2.7%
Flat/maisonette94.6%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£250k£250k+0%1
Help-to-Buy recovery2016–2016£354k£354k+0%30
Brexit uncertainty2019–2019£370k£370k+0%1
Pandemic surge2020–2020£360k£360k+0%1
Rate-rise correction2023–2023£308k£308k+0%1
Current market2024–2025£504k£370k-26.6%1.5

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

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
11 min walk
Stonebridge Park Underground StationBakerloo
11 min walk
No bus stops within 400m

22

Walkability score

116

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 park523m
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: 7.2 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Brent Reservoir SSSI — 3.5 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

12 min walk

63%

Recommend GP

63%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

Nearest hospitalCentral Middlesex Hospital · 1.3 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

21

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Wishing Well (744 m)

Nearest supermarketPak Discount Cash & Carry · 988 m
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)

912m

Post office

Nearby shops

Tesco Express233 m
Hillside Centre339 m
Londis644 m
Corner Shop689 m

Nearby cafes

Pasta Cafe904 m
Jack's Cabin Cafe932 m

Nearby restaurants

Reggie's230 m
Royal Chicken743 m
Peter's Fish Bar783 m
Big Ben Fish Bar790 m

Nearby pubs

Wishing Well744 m
The Innisfree Free House771 m
Grand Junction Arms925 m

Nearby gyms

Bridge Park Community Leisure Centre558 m

Nearby pharmacies

S&S Chemists246 m

Nearby health

Craven Park Dental Clinic667 m
Food hygiene (5-star)77% of 26

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

47

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
5.2% (good)London avg: 3.8%Strong yield — top 18% of London
Gentrification score10/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months1

Rental market

Medium

Demand

Medium

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

26.4

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,472m
Crossrail 2 route9,196m

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
Planning apps (12 months)
1
Planning apps (3 years)
1
Local approval rate
0%
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)
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
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 8RY

Full postcodeNW10 8RY
Postcode districtNW10
BoroughLondon Borough of Brent
WardStonebridge
Latitude51.542472
Longitude-0.263603
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