Stonebridge · Brent · Brent East constituency · 51.55134, -0.25780

NW10 8TP— Stonebridge, Brent

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

Strong, well-rated schools nearby

 

Schools 88%Safety 76/100Transport 35/100~9% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
47
Safety
76
Schools
90
Transport
35
Environment
50
Investment
58

The bottom line

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

The catches: 46 min to london bridge — above average for this zone and 7 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW10 8TP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-17.6% vs London avg
vs London crime+47.0% vs London avg

Deep-dive guides for NW10 8TP

🛡️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 8TP 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 · 4 min walk

KS2: 105.1

★★

Secondary

North Brent School

Good · Inspected Mar 2024 · 7 min walk

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

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

95.4 incidents per 1,000 residents

Higher crime than 72% of London
→ Stable

+24% vs borough

Crime by type

Other28%
Violence & sexual offences27%
Anti-social behaviour17%
Vehicle crime11%
Drug offences7%
Burglary5%
Theft4%
Robbery1%

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) · 1.8km

Crime is +47% 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£4,332/m²
Price per ft²£402/ft²
Avg floor area47.9 m²

EPC breakdown

B
1%
C
22%
D
27%
E
7%

Based on 57 properties · Confidence: high

Street mix

Terraced 1%Flat 99%

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£119,750
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1996–2025 · CAGR

+4.7%

Total change

+284%

Market Activity

Price Velocity & Acceleration

Current Velocity

+37.1%

per year

Acceleration

+61.71

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £125k–£150k · 101 sales

Property Type Mix

Total: 101 sales

Terraced1%
Flat/maisonette99%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£62k£88k+40%9.2
Post-dot-com plateau2001–2004£96k£147k+54.2%5.8
Pre-crash peak2005–2007£146k£190k+30.1%4.7
GFC & correction2008–2011£198k£200k+1%1.2
Help-to-Buy recovery2013–2016£248k£310k+25%1.5
Brexit uncertainty2018–2018£250k£250k+0%4
Pandemic surge2020–2020£232k£232k+0%1
Current market2024–2025£175k£240k+37.1%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.5%
District
6.5%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Neasden StationJubilee line
7.3 min walk
Harlesden

Nearby stations

Neasden Underground StationJubilee
8 min walk
Dollis Hill Underground StationJubilee
16 min walk
Stonebridge Park Rail StationLioness
19 min walk
Stonebridge Park Underground StationBakerloo
19 min walk
Harlesden Underground StationBakerloo
21 min walk
No bus stops within 400m

26

Walkability score

116

Footpaths (500m)

0

Santander docks (800m)

3.4 km

Nearest cycle dock

Central London commute times

London Bridge ★46 min
Victoria48 min ↑
Waterloo48 min ↑
Canary Wharf56 min ↑
City53 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

6

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park184m
Santander docks (800m)0
Nearest cycle dock3.4 km

Nearby car parks

🅿️
Ikea Overflow Car Park
184m
🅿️
Ikea Car Park· no
246m
🅿️
Tesco Extra Car Park
268m

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: 7.3 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 31%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 2.4 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

NEASDEN MEDICAL CENTRE

21 TANFIELD AVENUE, NEASDEN, NW2 7SA

15 min walk

64%

Recommend GP

64%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCentral Middlesex Hospital · 2.3 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

31

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Katie's Bar (1.1 km)

Nearest supermarketIceland · 1.2 km

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)

331m

Post office

Nearby shops

Arush Newsagent640 m
Way 2 Save1.0 km
Londis1.0 km
Tesco Express1.1 km

Nearby cafes

Saffron Chai758 m

Nearby restaurants

McDonald's273 m
IKEA Restaurant287 m
Subway309 m
Nando's331 m

Nearby pubs

Katie's Bar1.1 km

Nearby pharmacies

Tesco Pharmacy365 m
Clockwork Pharmacy1.0 km
S&S Chemists1.2 km

Nearby health

Church Road Dental Practice777 m
Food hygiene (5-star)79% 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

58

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
9.3% (high)London avg: 3.8%Strong yield — top 3% of London
Gentrification score11/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

31.5

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,561m
Crossrail 2 route9,035m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 1,646 nationally

1,446

Est. population

25,616/km²

50%

Employed

32%

Degree educated

£34,600

Median income

12.5%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

30

Community stability

Age profile

30%
22%
21%
17%
Under 1830%
18–3422%
35–4921%
50–6417%
65+10%

Tenure

14%
38%
35%
Own outright14%
Own (mortgage)9%
Private rent38%
Social rent35%
Shared ownership4%
Rent free0%

Ethnicity

13%
16%
38%
14%
White British10%
White Other13%
Asian16%
Black38%
Mixed8%
Other14%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine29%
No car household54%
Unemployed8%
No qualifications27%

Housing tenure (Census 2021)

Private rent38%
Social rent35%

vs. London

Income vs London-17.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
7

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
16
Largest scheme
268 homes · FORMER NEASDEN HOSPITAL BUILDINGS, 1, FORMER NEASDEN HOSPITAL BUILDINGS, 1, KINGFISHER WAY, BRENTFIELD ROAD, NW10
Pipeline pressure
NONE

Named schemes (500m)

FORMER NEASDEN HOSPITAL BUILDINGS, 1, FORMER NEASDEN HOSPITAL BUILDINGS, 1, KINGFISHER WAY, BRENTFIELD ROAD, NW10268 homes
completed
FORMER NEASDEN HOSPITAL SITE, FORMER NEASDEN HOSPITAL SITE, CYGNET CLOSE, NW1031 homes
completed
32-34, 32-34, BRIDGE ROAD, NW1017 homes
completed
Book Centre Mansions, Book Centre Mansions, North Circular Road, NW10 0JD8 homes
completed
246 North Circular Road, Stonebridge, London, NW10 0JT, 2461 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 8TP

Full postcodeNW10 8TP
Postcode districtNW10
BoroughLondon Borough of Brent
WardStonebridge
Latitude51.551343
Longitude-0.257799
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