Harlesden & Kensal Green · Brent · Brent East constituency · 51.53846, -0.25196

NW10 9AD— Harlesden & Kensal Green, Brent

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

The practical family move

 

Schools 75%Safety 72/100Transport 45/100⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
57
Safety
72
Schools
90
Transport
45
Environment
61
Investment
76

The bottom line

NW10 9AD offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Investors 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 9AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Medium

London Benchmarks

vs London income-18.1% vs London avg
vs London crime+90.0% vs London avg

Deep-dive guides for NW10 9AD

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How NW10 9AD 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 · 3 min walk

KS2: 104.3

—

Secondary

Saint Claudine's Catholic School for Girls

Not yet inspected · 5 min walk

P8: +0.79A8: 48.3

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

123.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+60% vs borough

Crime by type

Violence & sexual offences26%
Other22%
Anti-social behaviour17%
Drug offences12%
Vehicle crime12%
Robbery5%
Burglary4%
Theft3%

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) · 941m

Crime is +90% above London average

Property

Prices, sales volume and market trends

Avg floor area55.8 m²

EPC breakdown

B
3%
C
15%
D
4%

Based on 22 properties · Confidence: medium

Street mix

Flat 100%

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£139,500
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2022 · CAGR

+5.8%

Total change

+287%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.5%

per year

Acceleration

-18.46

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £250k–£300k · 20 sales

Property Type Mix

Total: 20 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£69k£83k+20.4%1.5
Post-dot-com plateau2001–2002£107k£105k-1.4%2
Pre-crash peak2005–2007£142k£194k+36.7%1.7
Help-to-Buy recovery2015–2016£325k£250k-23.1%2
Brexit uncertainty2017–2018£325k£325k+0%1
Rate-rise correction2022–2022£265k£265k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.8%
District
5.8%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Harlesden Underground StationBakerloo line
5.5 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
10 min walk
Willesden Junction Underground StationBakerloo
11 min walk
No bus stops within 400m

60

Walkability score

131

Footpaths (500m)

0

Santander docks (800m)

2.4 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 park374m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Harlesden Plaza114 spaces
374m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 6.3 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 70%
Less green space than 94% of London

Nearest SSSI: Brent Reservoir SSSI — 3.7 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

29 min walk

78%

Recommend GP

78%

Overall GP experience

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 · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

24

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

14

Convenience

Nearest supermarketPak Discount Cash & Carry · 99 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)

805m

Post office

Nearby shops

Who's next food & wine87 m
Supersave107 m
Marjan112 m
PS Drinks124 m

Nearby cafes

Kulmiye Coffee112 m
Mc Brasil113 m
Empório Brasil245 m
The Whale Tea259 m

Nearby restaurants

Sunset Caribbean Takeaway106 m
BFC106 m
Mister Patty125 m
The Palace Tandoori Restaurant126 m

Nearby pubs

Wishing Well217 m
The Shawl352 m
Royal Oak546 m
The Green Man605 m

Nearby pharmacies

Superdrug369 m
Catto Ltd Pharmacy483 m
Chana Chemist523 m
S&S Chemists681 m

Nearby health

Monteiro Dental Clinic199 m
Murakami Medical Centre200 m
Craven Park Dental Clinic275 m
Kensal Dental765 m
Food hygiene (5-star)60% of 127

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

76

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 score16/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

18.5

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,552m
Crossrail 2 route8,314m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 721 nationally

2,275

Est. population

17,397/km²

51%

Employed

26%

Degree educated

£34,400

Median income

15.8%

Claimant rate

Inner cityVery high densityRenters

26

Community stability

Age profile

28%
24%
19%
22%
Under 1828%
18–3424%
35–4919%
50–6422%
65+7%

Tenure

45%
39%
Own outright7%
Own (mortgage)7%
Private rent45%
Social rent39%
Shared ownership2%
Rent free0%

Ethnicity

16%
17%
38%
White British11%
White Other16%
Asian17%
Black38%
Mixed6%
Other13%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine30%
No car household66%
Unemployed8%
No qualifications27%

Housing tenure (Census 2021)

Private rent45%
Social rent39%

vs. London

Income vs London-18.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
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)
86
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
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
FORMER FUTTERS YARD AND, 16, FORMER FUTTERS YARD AND, 16, ACTON LANE, NW1030 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
24.1%
Election year
2022
MP
Dawn Butler (Labour)
MP majority
13,047
Constituency
Brent East

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Key facts for NW10 9AD

Full postcodeNW10 9AD
Postcode districtNW10
BoroughLondon Borough of Brent
WardHarlesden & Kensal Green
Latitude51.538460
Longitude-0.251961
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