Roundwood · Brent · Brent East constituency · 51.54252, -0.24830

NW10 9RL— Roundwood, Brent

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

The family fortress

 

Schools 89%Safety 80/100Transport 24/100~13% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
56
Safety
80
Schools
53
Transport
24
Environment
68
Investment
57

The bottom line

NW10 9RL offers exceptional schools (89% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 52 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

NW10 9RL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-18.1% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for NW10 9RL

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How NW10 9RL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

53

Education score

Fair for families
★ Top school within 1km
—

Primary

Leopold Primary School

Not yet inspected · 3 min walk

KS2: 103.7

—

Secondary

Saint Claudine's Catholic School for Girls

Not yet inspected · 6 min walk

P8: +0.79A8: 48.3

89% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Above London average

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 5 min walk

7 primaries · 3 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

73.1 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

-5% vs borough

Crime by type

Violence & sexual offences31%
Other24%
Anti-social behaviour19%
Vehicle crime9%
Burglary6%
Drug offences4%
Robbery4%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 827m

Crime is +12% above London average

Property

12 Jun

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£3,205/m²
Price per ft²£298/ft²
Avg floor area47.2 m²

EPC breakdown

C
5%
D
7%
E
3%

Based on 15 properties · Confidence: medium

Street mix

Semi 22%Terraced 11%Flat 56%Other 11%

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£118,000
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2023 · CAGR

+8.3%

Total change

+571%

Market Activity

Price Velocity & Acceleration

Current Velocity

+56.7%

per year

Acceleration

-50.23

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £450k–£500k · 8 sales

Property Type Mix

Total: 8 sales

Semi-detached25%
Terraced12.5%
Flat/maisonette62.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£70k£92k+31.4%1
Post-dot-com plateau2001–2004£107k£145k+35.5%1.3
Help-to-Buy recovery2016–2016£300k£300k+0%1
Rate-rise correction2023–2023£470k£470k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Willesden Junction Underground StationBakerloo line
13.8 min walk
Willesden Junction

Nearby stations

Harlesden Rail StationLioness
12 min walk
Harlesden Underground StationBakerloo
12 min walk
Willesden Junction Rail StationMildmay · Lioness
14 min walk
Willesden JunctionNational Rail
14 min walk
Willesden Junction Underground StationBakerloo
15 min walk
No bus stops within 400m

47

Walkability score

178

Footpaths (500m)

0

Santander docks (800m)

2.5 km

Nearest cycle dock

Central London commute times

London Bridge ★52 min
Victoria55 min ↑
Waterloo54 min ↑
Canary Wharf62 min ↑
City60 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

18

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)114
Nearest car park58m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Harlesden Plaza114 spaces
618m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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 AONB23% green spaceTree canopy: 37%
More green space than 78% of London

Nearest SSSI: Brent Reservoir SSSI — 3.3 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

23 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

9

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCentral Middlesex Hospital · 1.8 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

34

Parks (1km)

27

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Wishing Well (451 m)

Nearest supermarketPak Discount Cash & Carry · 445 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)

416m

Post office

Nearby shops

Supersave412 m
Londis419 m
Marjan419 m
Lloyd's Groceries434 m

Nearby cafes

Mc Brasil410 m
Kulmiye Coffee411 m
Empório Brasil590 m
The Whale Tea605 m

Nearby restaurants

Mister Patty413 m
The Palace Tandoori Restaurant413 m
BFC414 m
Sunset Caribbean Takeaway415 m

Nearby pubs

Wishing Well451 m
The Shawl661 m
Royal Oak735 m
The Green Man781 m

Nearby pharmacies

Superdrug701 m
Catto Ltd Pharmacy733 m
Chana Chemist751 m

Nearby health

Church Road Dental Practice405 m
Craven Park Dental Clinic507 m
Monteiro Dental Clinic550 m
Murakami Medical Centre551 m
Food hygiene (5-star)56% 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

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
12.8% (high)London avg: 3.8%Strong yield — top 1% of London
Gentrification score17/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months0

Rental market

Medium

Demand

Medium

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

35.7

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,517m
Crossrail 2 route8,158m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 1,822 nationally

1,875

Est. population

13,199/km²

50%

Employed

33%

Degree educated

£34,400

Median income

13.0%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

34

Community stability

Age profile

28%
19%
22%
20%
Under 1828%
18–3419%
35–4922%
50–6420%
65+11%

Tenure

16%
35%
36%
Own outright16%
Own (mortgage)12%
Private rent35%
Social rent36%
Shared ownership1%
Rent free0%

Ethnicity

17%
15%
37%
White British13%
White Other17%
Asian15%
Black37%
Mixed9%
Other9%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine29%
No car household58%
Unemployed7%
No qualifications26%

Housing tenure (Census 2021)

Social rent36%
Private rent35%

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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
94
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 CLOCHAR COURT, (CONVENT OF JESUS&MARY), 1 CLOCHAR COURT, (CONVENT OF JESUS&MARY), CROWNHILL ROAD, NW10 4EP26 homes
completed
EX NURSERY, EX NURSERY, ESSEX ROAD, NW10 9PD12 homes
completed
Academy Plastics, 25-29, Academy Plastics, 25-29, Roundwood Road, NW10 9SY6 homes
completed
72 - 76, 72 - 76, Craven Park Road, NW10 4AE6 homes
completed
64, 64A, 66 & 66A,, 64, 64A, 66 & 66A,, Brownlow Road, NW10 9QT5 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 9RL

Full postcodeNW10 9RL
Postcode districtNW10
BoroughLondon Borough of Brent
WardRoundwood
Latitude51.542524
Longitude-0.248301
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