Harlesden & Kensal Green · Brent · Queen's Park and Maida Vale constituency · 51.53566, -0.24787

NW10 8TR— Harlesden & Kensal Green, Brent

Location and area intelligence for NW10 8TR, Harlesden & Kensal Green, Brent

The practical family move

 

Schools 86%Safety 78/100Transport 51/100⚠ Knotweed sites nearby

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
64
Safety
78
Schools
90
Transport
51
Environment
61
Investment
78

The bottom line

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

The catches: high noise levels nearby; 46 min to victoria — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Toggle the things that matter to you — see how NW10 8TR scores on each.

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Location

NW10 8TR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Medium

London Benchmarks

vs London income-16.7% vs London avg
vs London crime+29.0% vs London avg

Deep-dive guides for NW10 8TR

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

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“The practical family move”

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How NW10 8TR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

John Keble CofE Primary School

Good · Inspected Jun 2023 · 3 min walk

KS2: 103.3

—

Secondary

Saint Claudine's Catholic School for Girls

Not yet inspected · 4 min walk

P8: +0.79A8: 48.3

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 14 min walk

7 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

83.7 incidents per 1,000 residents

Higher crime than 63% of London
→ Stable

+9% vs borough

Crime by type

Other28%
Violence & sexual offences22%
Anti-social behaviour17%
Drug offences11%
Vehicle crime8%
Robbery5%
Burglary5%
Theft3%

Road safety

91

Road safety score

5

Accidents (5yr)

1

KSI (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 1.2km

Crime is +29% above London average

Property

Prices, sales volume and market trends

Avg floor area44.2 m²

EPC breakdown

C
5%
D
4%

Based on 9 properties · Confidence: low

Street mix

Terraced 80%Other 20%

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£110,500
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

1999–2016 · CAGR

+10.5%

Total change

+450%

Market Activity

Price Velocity & Acceleration

Current Velocity

+317.2%

per year

Acceleration

+336.68

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £600k–£700k · 4 sales

Property Type Mix

Total: 4 sales

Terraced100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£110k£180k+63.6%1
GFC & correction2012–2012£145k£145k+0%1
Help-to-Buy recovery2016–2016£605k£605k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Willesden Junction Underground StationBakerloo line
5.1 min walk
Willesden Junction

Nearby stations

Willesden Junction Rail StationLioness · Mildmay
5 min walk
Willesden JunctionNational Rail
5 min walk
Willesden Junction Underground StationBakerloo
6 min walk
Harlesden Rail StationLioness
9 min walk
Harlesden Underground StationBakerloo
9 min walk
No bus stops within 400m

68

Walkability score

207

Footpaths (500m)

0

Santander docks (800m)

2.1 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria ★46 min
Waterloo52 min ↑
Canary Wharf61 min ↑
City55 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

18

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)141
Nearest car park103m
Santander docks (800m)0
Nearest cycle dock2.1 km

Nearby car parks

🅿️
Harlesden Plaza114 spaces
162m

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: 21.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 89% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.9 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 28%
Less green space than 94% of London

Nearest SSSI: Brent Reservoir SSSI — 4.0 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): 2

Landslide susceptibility: Medium

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

HMP WORMWOOD SCRUBS

DU CRANE ROAD, W12 0AE

26 min walk

0

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCentral Middlesex Hospital · 1.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

43

Restaurants (800m)

18

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

21

Convenience

Nearest supermarketMang Pinoy @ Kabul Plaza · 34 m

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
981 licensed premises in borough386 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Best Deal57 m
Alishba News & Wines65 m
Value 4 Money125 m
Rhejim Mart134 m

Nearby cafes

Blakes65 m
H & A Cafe158 m
Costa175 m
The Whale Tea177 m

Nearby restaurants

Subway53 m
Chicken Cottage70 m
Lahore Kebab London94 m
Sam's Chicken122 m

Nearby pubs

The Shawl103 m
Royal Oak215 m
The Green Man257 m
Angie's291 m

Nearby pharmacies

Superdrug64 m
Catto Ltd Pharmacy129 m
Chana Chemist167 m

Nearby health

Murakami Medical Centre243 m
Monteiro Dental Clinic245 m
Kensal Dental367 m
Craven Park Dental Clinic697 m
Food hygiene (5-star)55% of 175

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

78

Investment score

Strong

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,600London avg: £1,950/mo
Gentrification score23/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

38.8

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,167m
Crossrail 2 route7,972m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,505 nationally

1,851

Est. population

12,167/km²

59%

Employed

34%

Degree educated

£35,000

Median income

17.0%

Claimant rate

Urban coreHigh densitySocially diverse / deprived

31

Community stability

Age profile

26%
21%
23%
20%
Under 1826%
18–3421%
35–4923%
50–6420%
65+9%

Tenure

37%
42%
Own outright8%
Own (mortgage)12%
Private rent37%
Social rent42%
Shared ownership1%
Rent free0%

Ethnicity

17%
20%
35%
White British17%
White Other20%
Asian12%
Black35%
Mixed9%
Other8%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine27%
No car household60%
Unemployed7%
No qualifications22%

Housing tenure (Census 2021)

Social rent42%
Private rent37%

vs. London

Income vs London-16.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
1
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)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
94
Largest scheme
58 homes · 1-11 NEW CRESCENT WORKS, 1-11 NEW CRESCENT WORKS, NICOLL ROAD, NW10
Pipeline pressure
NONE

Named schemes (500m)

1-11 NEW CRESCENT WORKS, 1-11 NEW CRESCENT WORKS, NICOLL ROAD, NW1058 homes
completed
80 Goodhall Street, Goodhall Street, London, NW10 6TS38 homes
completed
FORMER FUTTERS YARD AND, 16, FORMER FUTTERS YARD AND, 16, ACTON LANE, NW1030 homes
completed
1 CLOCHAR COURT, (CONVENT OF JESUS&MARY), 1 CLOCHAR COURT, (CONVENT OF JESUS&MARY), CROWNHILL ROAD, NW10 4EP26 homes
completed
Former Willesden New Social Club, Former Willesden New Social Club, Rucklidge Avenue, London, NW10 4PT21 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
24.1%
Election year
2022
MP
Georgia Gould (Labour)
MP majority
14,913
Constituency
Queen's Park and Maida Vale

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Key facts for NW10 8TR

Full postcodeNW10 8TR
Postcode districtNW10
BoroughLondon Borough of Brent
WardHarlesden & Kensal Green
Latitude51.535656
Longitude-0.247872
Parliamentary constituencyQueen's Park and Maida Vale
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