The bottom line
NW10 9DE offers exceptional schools (100% Good/Outstanding) at £420,000 median — strong value for Most buyers who can accept its trade-offs.
The catches: 46 min to london bridge — above average for this zone and 7 Japanese knotweed sites within 400m — may affect mortgage applications.
Less suited to Families.
Check your dealbreakers
Toggle the things that matter to you — see how NW10 9DE scores on each.
Toggle a question above to see how NW10 9DE meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for NW10 9DE
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Postcode Personality
How NW10 9DE has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
Primary
Mitchell Brook Primary School
Good · Inspected Nov 2023 · 3 min walk
KS2: 105.1
Secondary
North Brent School
Good · Inspected Mar 2024 · 6 min walk
100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km
Childcare
Childcare
Curzon Nursery School & Family Wellbeing Centre
Good · 9 min walk
6 primaries · 1 secondaries · 1 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
High crime
263.5 incidents per 1,000 residents
+241% vs borough
Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.
Crime by type
Stop & search
1.4
per 1,000 residents
→ Stable
trend
Road safety
100
Road safety score
0
Accidents (5yr)
1
Serious within 200m
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Park Royal Fire Station (G29) · 1.8km
Crime is +305% above London average
Property
2 JulPrices, sales volume and market trends
Property
2 JulPrices, sales volume and market trends
Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.
£420,000
Median sale price
£420,000 is 19% below the London median (£520,000)
This year
Terraced
Dominant type
Price history
EPC breakdown
Based on 86 properties · Confidence: high
Street mix
LHA rates — North West London
Stamp duty
England & NI rates 2025/26. Additional property rate adds 3% on each band.
Current mortgage rates
Bank of England (monthly average)
Affordability
Price-to-income
Est. mortgage
Market activity
Days to sell
Market momentum
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
1995–2026 · CAGR
+7.4%
Total change
+806%
Market Activity
Price Velocity & Acceleration
Current Velocity
+4.0%
per year
Acceleration
-17.33
change in velocity
Market State
Steady growth
Price Distribution
P25: £75k–£100k · P75: £400k–£450k · 60 sales
Property Type Mix
Total: 60 sales
By decade
1990s
2000s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1995–2000 | £55k | £108k | +97.2% | 1.8 |
| Post-dot-com plateau | 2001–2004 | £130k | £201k | +54.6% | 2.8 |
| Pre-crash peak | 2005–2007 | £215k | £237k | +10.2% | 3 |
| GFC & correction | 2008–2012 | £257k | £257k | +0.1% | 2.2 |
| Help-to-Buy recovery | 2013–2015 | £250k | £418k | +67% | 2.3 |
| Brexit uncertainty | 2018–2019 | £375k | £420k | +12% | 1 |
| Pandemic surge | 2020–2021 | £346k | £400k | +15.6% | 2 |
| Rate-rise correction | 2022–2023 | £395k | £470k | +19% | 1 |
| Current market | 2024–2026 | £392k | £494k | +26.2% | 1.7 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Terraced
+0% alpha
CAGR over 28yr data window. Alpha = local CAGR − district CAGR.
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
20
Walkability score
63
Footpaths (500m)
0
Santander docks (800m)
3.3 km
Nearest cycle dock
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
7
Car parks (800m)
1
EV chargers (800m)
1
Fast chargers (800m)
Nearby car parks
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Brent Reservoir SSSI — 2.4 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
NEASDEN MEDICAL CENTRE
21 TANFIELD AVENUE, NEASDEN, NW2 7SA
14 min walk
64%
Recommend GP
64%
Overall GP experience
0
GPs within 1km
4
Dentists within 1km
2
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
31
Parks (1km)
4
Restaurants (800m)
0
Cafes (800m)
0
Pubs (400m)
1
Pharmacies (800m)
0
Gyms (1km)
Sports (1km)
0
Convenience
No pubs within 400m — nearest: Tiffty Tom's (1.0 km)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
343m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
47
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
35
Price growth score
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 1/10
Most deprived areas
Index of Multiple Deprivation
Rank: 238 nationally
1,385
Est. population
2,507/km²
43%
Employed
26%
Degree educated
£34,600
Median income
13.8%
Claimant rate
36
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
Stamp Duty & Affordability Calculator
Stamp Duty & Affordability Calculator
Stamp duty on median price (£420,000)
£8,500
Standard buyer
£0
First-time buyer
Save £8,500
Affordability check — your annual salary
Deposit
Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.
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