Harlesden & Kensal Green · Brent · Queen's Park and Maida Vale constituency · 51.53612, -0.25010

NW10 9AA— Harlesden & Kensal Green, Brent

Location and area intelligence for NW10 9AA, Harlesden & Kensal Green, Brent

The practical family move

 

Schools 83%Safety 78/100Transport 48/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
62
Safety
78
Schools
90
Transport
48
Environment
61
Investment
60

The bottom line

NW10 9AA offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catches: 47 min to victoria — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

NW10 9AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for NW10 9AA

🛡️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 9AA 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 · 4 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 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 13 min walk

6 primaries · 2 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Park Royal Fire Station (G29) · 1.0km

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£6,829/m²
Price per ft²£634/ft²
Avg floor area58.2 m²

EPC breakdown

B
7%
C
26%
D
4%
E
2%

Based on 39 properties · Confidence: high

Street mix

Flat 94%Other 6%

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£145,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, 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

1998–2025 · CAGR

+7.2%

Total change

+559%

Market Activity

Price Velocity & Acceleration

Current Velocity

+86.7%

per year

Acceleration

+122.05

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £300k–£350k · 40 sales

Property Type Mix

Total: 40 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£60k£65k+9.2%1.7
Post-dot-com plateau2001–2004£84k£135k+60.2%2
Pre-crash peak2005–2007£120k£145k+20.8%2
GFC & correction2008–2011£150k£146k-2.7%2
Help-to-Buy recovery2014–2015£193k£255k+32.5%1.5
Brexit uncertainty2017–2019£250k£330k+32%4.3
Pandemic surge2020–2020£325k£325k+0%1
Rate-rise correction2022–2022£210k£210k+0%1
Current market2025–2025£392k£392k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
8.4%
District
8.4%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

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

63

Walkability score

159

Footpaths (500m)

0

Santander docks (800m)

2.2 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

16

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)141
Nearest car park232m
Santander docks (800m)0
Nearest cycle dock2.2 km

Nearby car parks

🅿️
Harlesden Plaza114 spaces
232m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.1 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 37%
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

27 min walk

0

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCentral Middlesex Hospital · 1.3 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

37

Restaurants (800m)

16

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

15

Convenience

Nearest supermarketBlue Mountain Peak · 195 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)

1.1km

Post office

Nearby shops

Poziomka126 m
Meat Lines Halal Supermarket133 m
Beers, Wines, Spirits152 m
Big Ben Supermarket161 m

Nearby cafes

H & A Cafe130 m
The Whale Tea136 m
Empório Brasil146 m
Blakes217 m

Nearby restaurants

KFC152 m
One Stop152 m
Subway154 m
Palm Island Lounge163 m

Nearby pubs

The Shawl163 m
Royal Oak359 m
The Green Man410 m
Angie's451 m

Nearby pharmacies

Superdrug145 m
Catto Ltd Pharmacy275 m
Chana Chemist317 m

Nearby health

Murakami Medical Centre173 m
Monteiro Dental Clinic175 m
Kensal Dental530 m
Craven Park Dental Clinic560 m
Food hygiene (5-star)55% of 161

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

60

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
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score22/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months1

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

8/100

Velocity score

Future outlook

54.1

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,329m
Crossrail 2 route8,135m

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)
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)
96
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
Site of former Willesden Court House,, Site of former Willesden Court House,, St Marys Road, NW1038 homes
completed
FORMER FUTTERS YARD AND, 16, FORMER FUTTERS YARD AND, 16, ACTON LANE, NW1030 homes
completed
61, 61, Craven Park Road, NW10 8SH16 homes
completed
Park House, Park House, Manor Park Road, NW10 4JW15 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 9AA

Full postcodeNW10 9AA
Postcode districtNW10
BoroughLondon Borough of Brent
WardHarlesden & Kensal Green
Latitude51.536121
Longitude-0.250104
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