Harlesden & Kensal Green · Brent · Queen's Park and Maida Vale constituency · 51.53833, -0.25279

NW10 9AE— Harlesden & Kensal Green, Brent

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

High-connectivity investment target

 

Schools 75%Safety 56/100Transport 50/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Strong, well-rated schools set this area apart

Liveability
55
Safety
56
Schools
90
Transport
50
Environment
61
Investment
57

The bottom line

NW10 9AE 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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Toggle the things that matter to you — see how NW10 9AE scores on each.

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Location

NW10 9AE

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 9AE

🛡️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

“High-connectivity investment target”

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How NW10 9AE 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 · 2 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

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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Park Royal Fire Station (G29) · 882m

Crime is +238% 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£6,240/m²
Price per ft²£580/ft²
Avg floor area63.7 m²

EPC breakdown

C
7%
D
2%
E
2%

Based on 11 properties · Confidence: medium

Street mix

Terraced 38%Flat 63%

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£159,250
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

2001–2024 · CAGR

+4.5%

Total change

+174%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.8%

per year

Acceleration

-57.49

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 7 sales

Property Type Mix

Total: 7 sales

Terraced42.9%
Flat/maisonette57.1%

By decade

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2003£146k£333k+127.7%1
Pre-crash peak2005–2005£250k£250k+0%1
GFC & correction2008–2008£275k£275k+0%1
Pandemic surge2021–2021£420k£420k+0%1
Current market2024–2024£400k£400k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Trend Position75

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
4.8 min walk
Harlesden

Nearby stations

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

57

Walkability score

134

Footpaths (500m)

0

Santander docks (800m)

2.5 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 park422m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Harlesden Plaza114 spaces
422m

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: 6.4 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 70%
Less green space than 91% 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 · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

22

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

10

Convenience

Nearest supermarketPak Discount Cash & Carry · 158 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)

824m

Post office

Nearby shops

Marjan143 m
Who's next food & wine144 m
Supersave155 m
PS Drinks181 m

Nearby cafes

Kulmiye Coffee164 m
Mc Brasil166 m
Empório Brasil289 m
The Whale Tea300 m

Nearby restaurants

Sunset Caribbean Takeaway147 m
BFC149 m
Big Ben Fish Bar169 m
Mister Patty182 m

Nearby pubs

Wishing Well208 m
The Shawl392 m
Royal Oak592 m
The Green Man651 m

Nearby pharmacies

Superdrug405 m
Catto Ltd Pharmacy525 m
Chana Chemist566 m
S&S Chemists637 m

Nearby health

Monteiro Dental Clinic246 m
Murakami Medical Centre247 m
Craven Park Dental Clinic252 m
Church Road Dental Practice799 m
Food hygiene (5-star)59% of 115

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

57

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
4.8% (good)London avg: 3.8%Strong yield — top 22% 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

37.4

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,598m
Crossrail 2 route8,367m

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)
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)
83
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
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 9AE

Full postcodeNW10 9AE
Postcode districtNW10
BoroughLondon Borough of Brent
WardHarlesden & Kensal Green
Latitude51.538328
Longitude-0.252788
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