Roundwood · Brent · Brent East constituency · 51.54362, -0.25449

NW10 9EF— Roundwood, Brent

Location and area intelligence for NW10 9EF, Roundwood, Brent

Strong, well-rated schools nearby

 

Schools 88%Safety 76/100Transport 28/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
51
Safety
76
Schools
95
Transport
28
Environment
64
Investment
48

The bottom line

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

The catch: 53 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

NW10 9EF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-18.1% vs London avg
vs London crime+37.0% vs London avg

Deep-dive guides for NW10 9EF

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How NW10 9EF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

St Joseph's Roman Catholic Primary School

Outstanding · Inspected Jan 2024 · 3 min walk

KS2: 111.5

★★

Secondary

North Brent School

Good · Inspected Mar 2024 · 11 min walk

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 · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

89.3 incidents per 1,000 residents

Higher crime than 67% of London
→ Stable

+16% vs borough

Crime by type

Other31%
Violence & sexual offences28%
Anti-social behaviour13%
Drug offences11%
Vehicle crime9%
Burglary4%
Robbery3%
Theft2%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Park Royal Fire Station (G29) · 1.1km

Crime is +37% 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£6,386/m²
Price per ft²£593/ft²
Avg floor area56.1 m²

EPC breakdown

B
8%
C
32%
D
6%
E
30%

Based on 76 properties · Confidence: high

Street mix

Terraced 5%Flat 95%

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£140,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

2005–2024 · CAGR

+5.1%

Total change

+155%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.2%

per year

Acceleration

-84.53

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 21 sales

Property Type Mix

Total: 21 sales

Terraced4.8%
Flat/maisonette95.2%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2005£140k£140k+0%1
Help-to-Buy recovery2014–2015£195k£246k+26.3%3.5
Brexit uncertainty2018–2019£218k£271k+24.4%2
Pandemic surge2021–2021£273k£273k+0%5
Rate-rise correction2022–2023£228k£398k+74.3%1.5
Current market2024–2024£357k£357k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
1.7%
District
1.7%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

72out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Harlesden Underground StationBakerloo line
10.1 min walk
Harlesden

Nearby stations

Harlesden Rail StationLioness
11 min walk
HarlesdenNational Rail
11 min walk
Harlesden Underground StationBakerloo
11 min walk
Neasden Underground StationJubilee
15 min walk
Dollis Hill Underground StationJubilee
18 min walk
No bus stops within 400m

33

Walkability score

149

Footpaths (500m)

0

Santander docks (800m)

2.8 km

Nearest cycle dock

Central London commute times

London Bridge ★53 min
Victoria56 min ↑
Waterloo55 min ↑
Canary Wharf63 min ↑
City61 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

14

Car parks (800m)

0

EV chargers (800m)

Nearest car park340m
Santander docks (800m)0
Nearest cycle dock2.8 km

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: 6.7 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 49%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 3.2 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): 1

Landslide susceptibility: Low

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

22 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCentral Middlesex Hospital · 1.6 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

7

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Wishing Well (393 m)

Nearest supermarketPak Discount Cash & Carry · 600 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
981 licensed premises in borough386 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

309m

Post office

Nearby shops

Londis154 m
Lloyd's Groceries323 m
Tesco Express489 m
Marjan499 m

Nearby cafes

Kulmiye Coffee552 m
Mc Brasil555 m
Saffron Chai687 m
Empório Brasil805 m

Nearby restaurants

Big Ben Fish Bar433 m
Sunset Caribbean Takeaway517 m
BFC522 m
Reggie's554 m

Nearby pubs

Wishing Well393 m
The Shawl908 m
Grand Junction Arms1.1 km

Nearby pharmacies

S&S Chemists522 m
Superdrug937 m
Tesco Pharmacy1.2 km

Nearby health

Church Road Dental Practice283 m
Craven Park Dental Clinic373 m
Monteiro Dental Clinic754 m
Murakami Medical Centre755 m
Food hygiene (5-star)60% of 85

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

E

High street health

Investment

Investment grade, yield and market outlook

48

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
5.4% (good)London avg: 3.8%Strong yield — top 16% of London
Gentrification score12/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

29

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,956m
Crossrail 2 route8,603m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,308 nationally

1,725

Est. population

15,111/km²

56%

Employed

40%

Degree educated

£34,400

Median income

11.1%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

37

Community stability

Age profile

26%
22%
23%
19%
Under 1826%
18–3422%
35–4923%
50–6419%
65+10%

Tenure

16%
15%
54%
Own outright6%
Own (mortgage)16%
Private rent15%
Social rent54%
Shared ownership10%

Ethnicity

16%
45%
White British11%
White Other16%
Asian13%
Black45%
Mixed6%
Other9%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine26%
No car household53%
Unemployed8%
No qualifications19%

Housing tenure (Census 2021)

Social rent54%
Private rent15%

vs. London

Income vs London-18.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
70
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)

Land bounded by Railway, Land bounded by Railway, Church Road, Craven Park, Guilsborough Close, Bishops Way, NW10440 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
ALLOTMENTS NEXT TO, 2, ALLOTMENTS NEXT TO, 2, BRIDGE ROAD, GIBBONS ROAD, NW1031 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
27.3%
Election year
2022
MP
Dawn Butler (Labour)
MP majority
13,047
Constituency
Brent East

Councillors

Elliot George ChappellLabour
Fleur Donnelly-JacksonLabour
Jake RubinLabour

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Key facts for NW10 9EF

Full postcodeNW10 9EF
Postcode districtNW10
BoroughLondon Borough of Brent
WardRoundwood
Latitude51.543623
Longitude-0.254489
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