Harlesden & Kensal Green · Brent · Queen's Park and Maida Vale constituency · 51.53731, -0.25084

NW10 9AB— Harlesden & Kensal Green, Brent

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

High-connectivity investment target

 

Schools 75%Safety 56/100Transport 49/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
56
Safety
56
Schools
90
Transport
49
Environment
61
Investment
53

The bottom line

NW10 9AB offers exceptional schools (100% Good/Outstanding) — strong value for Most buyers 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.

Less suited to Families.

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Location

NW10 9AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-16.7% vs London avg
vs London crime+238.0% vs London avg

Deep-dive guides for NW10 9AB

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

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“High-connectivity investment target”

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How NW10 9AB 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 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 11 min walk

7 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

220.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+185% vs borough

Crime by type

Other35%
Violence & sexual offences18%
Anti-social behaviour15%
Robbery8%
Theft7%
Drug offences6%
Vehicle crime6%
Burglary4%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Park Royal Fire Station (G29) · 985m

Crime is +238% 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£9,908/m²
Price per ft²£920/ft²
Avg floor area58.4 m²

EPC breakdown

B
1%
C
27%
D
42%
E
14%

Based on 84 properties · Confidence: high

Street mix

Semi 12%Terraced 6%Detached 9%Flat 74%

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£146,000
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

1995–2026 · CAGR

+5.7%

Total change

+462%

Market Activity

Price Velocity & Acceleration

Current Velocity

-39.2%

per year

Acceleration

-108.18

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £350k–£400k · 34 sales

Property Type Mix

Total: 34 sales

Detached8.8%
Semi-detached11.8%
Terraced5.9%
Flat/maisonette73.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£120k+84.6%1
Post-dot-com plateau2001–2004£195k£160k-17.9%1.3
Pre-crash peak2005–2007£210k£226k+7.7%1.3
GFC & correction2008–2010£215k£164k-23.9%1.3
Help-to-Buy recovery2013–2016£250k£399k+59.4%2
Brexit uncertainty2017–2019£1.02m£291k-71.5%1.7
Pandemic surge2020–2021£700k£325k-53.6%1
Rate-rise correction2022–2023£350k£355k+1.4%2
Current market2025–2026£600k£365k-39.2%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
2%
District
2%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Harlesden Rail StationLioness
6 min walk
HarlesdenNational Rail
6 min walk
Harlesden Underground StationBakerloo
6 min walk
Willesden Junction Rail StationMildmay · Lioness
9 min walk
Willesden Junction Underground StationBakerloo
9 min walk
No bus stops within 400m

63

Walkability score

166

Footpaths (500m)

0

Santander docks (800m)

2.3 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

17

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)141
Nearest car park262m
Santander docks (800m)0
Nearest cycle dock2.3 km

Nearby car parks

🅿️
Harlesden Plaza114 spaces
262m

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: 6.2 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 61%
Less green space than 94% of London

Nearest SSSI: Brent Reservoir SSSI — 3.8 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

GLADSTONE MEDICAL CENTRE

5 DOLLIS HILL LANE, NW2 6JH

30 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCentral Middlesex Hospital · 1.3 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

30

Restaurants (800m)

12

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

15

Convenience

Nearest supermarketPak Discount Cash & Carry · 166 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)

933m

Post office

Nearby shops

Harlesden Food Centre104 m
No. 1 Halal Meat Grocery & Vegetables107 m
Newsfare116 m
PS Drinks132 m

Nearby cafes

Empório Brasil127 m
The Whale Tea134 m
H & A Cafe147 m
Mc Brasil209 m

Nearby restaurants

Morley's102 m
Sweet Jam Rock Restaurant107 m
Trinidad Roti Shop109 m
Palm Island Lounge109 m

Nearby pubs

The Shawl221 m
Wishing Well367 m
Royal Oak426 m
The Green Man484 m

Nearby pharmacies

Superdrug229 m
Catto Ltd Pharmacy354 m
Chana Chemist396 m
S&S Chemists811 m

Nearby health

Monteiro Dental Clinic104 m
Murakami Medical Centre105 m
Craven Park Dental Clinic423 m
Kensal Dental631 m
Food hygiene (5-star)57% of 148

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

53

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score19/100
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

46.8

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,429m
Crossrail 2 route8,211m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 799 nationally

2,423

Est. population

14,603/km²

56%

Employed

34%

Degree educated

£35,000

Median income

15.9%

Claimant rate

Urban coreHigh densityRenters

26

Community stability

Age profile

27%
24%
23%
17%
Under 1827%
18–3424%
35–4923%
50–6417%
65+9%

Tenure

43%
42%
Own outright6%
Own (mortgage)6%
Private rent43%
Social rent42%
Shared ownership3%
Rent free0%

Ethnicity

21%
36%
White British12%
White Other21%
Asian13%
Black36%
Mixed7%
Other12%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine28%
No car household66%
Unemployed7%
No qualifications25%

Housing tenure (Census 2021)

Private rent43%
Social rent42%

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)
93
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)

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
ODEON COURT (1), EX ODEON CINEMA SITE, ODEON COURT (1), EX ODEON CINEMA SITE, ST. ALBANS ROAD, CRAVEN PARK ROAD, NW10 6RD33 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

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 9AB

Full postcodeNW10 9AB
Postcode districtNW10
BoroughLondon Borough of Brent
WardHarlesden & Kensal Green
Latitude51.537310
Longitude-0.250837
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