Harlesden & Kensal Green · Brent · Queen's Park and Maida Vale constituency · 51.53735, -0.25582

NW10 8TX— Harlesden & Kensal Green, Brent

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

The practical family move

 

Schools 83%Safety 78/100Transport 54/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
60
Safety
78
Schools
90
Transport
54
Environment
61
Investment
61

The bottom line

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

The catch: 47 min to victoria — above average for this zone.

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Location

NW10 8TX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for NW10 8TX

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How NW10 8TX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Harlesden Primary School

Good · Inspected Jun 2022 · 1 min walk

KS2: 104.3

—

Secondary

Saint Claudine's Catholic School for Girls

Not yet inspected · 8 min walk

P8: +0.79A8: 48.3

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 10 min walk

6 primaries · 1 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

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Park Royal Fire Station (G29) · 648m

Crime is +29% 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£7,717/m²
Price per ft²£717/ft²
Avg floor area42.8 m²

EPC breakdown

C
15%
D
23%
E
4%
F
4%
G
1%

Based on 47 properties · Confidence: high

Street mix

Semi 13%Terraced 17%Flat 70%

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£107,000
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 CAnnual charge £1,735
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2024 · CAGR

+7%

Total change

+514%

Market Activity

Price Velocity & Acceleration

Current Velocity

-30.4%

per year

Acceleration

-13.78

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £175k–£200k · 21 sales

Property Type Mix

Total: 21 sales

Semi-detached14.3%
Terraced19%
Flat/maisonette66.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£62k£110k+76.7%1.3
Post-dot-com plateau2002–2004£107k£140k+30.8%1.7
Pre-crash peak2005–2006£310k£183k-41%2
Help-to-Buy recovery2013–2014£225k£294k+30.4%1.5
Brexit uncertainty2019–2019£335k£335k+0%1
Pandemic surge2021–2021£660k£660k+0%1
Rate-rise correction2023–2023£550k£550k+0%1
Current market2024–2024£383k£383k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6%
District
6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing5
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Harlesden Rail StationLioness
2 min walk
HarlesdenNational Rail
2 min walk
Harlesden Underground StationBakerloo
2 min walk
Willesden Junction Rail StationMildmay · Lioness
12 min walk
Willesden Junction Underground StationBakerloo
12 min walk
2 bus routes · 7 stops within 400m · 106 buses/hr peak

60

Walkability score

161

Footpaths (500m)

0

Santander docks (800m)

2.6 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria ★47 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

4

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)141
Nearest car park283m
Santander docks (800m)0
Nearest cycle dock2.6 km

Nearby car parks

🅿️
Harlesden Plaza114 spaces
608m

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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.5 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 25%
Less green space than 94% of London

Nearest SSSI: Brent Reservoir SSSI — 3.9 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

22 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCentral Middlesex Hospital · 1.0 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

15

Parks (1km)

16

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

Nearest supermarketPak Discount Cash & Carry · 394 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

975m

Post office

Nearby shops

Bridge Food24 m
Marjan364 m
Who's next food & wine381 m
Supersave389 m

Nearby cafes

Kulmiye Coffee400 m
Mc Brasil402 m
Empório Brasil473 m
The Whale Tea479 m

Nearby restaurants

Peter's Fish Bar133 m
Big Ben Fish Bar338 m
Sunset Caribbean Takeaway376 m
BFC379 m

Nearby pubs

Wishing Well348 m
Grand Junction Arms460 m
The Shawl558 m
Royal Oak765 m

Nearby pharmacies

S&S Chemists542 m
Superdrug556 m
Catto Ltd Pharmacy687 m
Chana Chemist730 m

Nearby health

Craven Park Dental Clinic336 m
Monteiro Dental Clinic445 m
Murakami Medical Centre446 m
Church Road Dental Practice949 m
Food hygiene (5-star)63% of 80

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

61

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
5.3% (good)London avg: 3.8%Strong yield — top 17% of London
Gentrification score15/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months0

Rental market

Very High

Demand

Very Low

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

45.8

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,748m
Crossrail 2 route8,551m

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

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
47
Largest scheme
440 homes · Land bounded by Railway, Land bounded by Railway, Church Road, Craven Park, Guilsborough Close, Bishops Way, NW10
Pipeline pressure
NONE

Named schemes (500m)

Land next to and rear of Harlesden Christian Centre, Land next to and rear of Harlesden Christian Centre, Winchelsea Road, NW10179 homes
completed
PLOTS 19,20 & PART 21, PLOTS 19,20 & PART 21, STONEBRIDGE ESTATE, NW1095 homes
completed
Site of former Willesden Court House,, Site of former Willesden Court House,, St Marys Road, NW1038 homes
completed
Flats 1-13, 63 Craven Park, London and Flats 1-21 65 Crave Park, London, NW10 8SR34 homes
completed
ODEON COURT (1), EX ODEON CINEMA SITE, ODEON COURT (1), EX ODEON CINEMA SITE, ST. ALBANS ROAD, CRAVEN PARK ROAD, NW10 6RD33 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 8TX

Full postcodeNW10 8TX
Postcode districtNW10
BoroughLondon Borough of Brent
WardHarlesden & Kensal Green
Latitude51.537348
Longitude-0.255825
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