The bottom line
NW10 9RY offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.
The catches: 52 min to london bridge — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how NW10 9RY scores on each.
Toggle a question above to see how NW10 9RY meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for NW10 9RY
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Postcode Personality
“Strong, well-rated schools nearby”
How NW10 9RY has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
95
Education score
Primary
St Joseph's Roman Catholic Primary School
Outstanding · Inspected Jan 2024 · 1 min walk
KS2: 111.5
Secondary
North Brent School
Good · Inspected Mar 2024 · 9 min walk
100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km
Childcare
Childcare
Curzon Nursery School & Family Wellbeing Centre
Good · 1 min walk
8 primaries · 2 secondaries · 1 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
89.3 incidents per 1,000 residents
+16% vs borough
Crime by type
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) · 930m
Crime is +37% above London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 23 properties · Confidence: medium
LHA rates — North West London
Current mortgage rates
Bank of England (monthly average)
Affordability
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
2000–2023 · CAGR
+6.3%
Total change
+310%
Market Activity
Price Velocity & Acceleration
Current Velocity
+310.3%
per year
Acceleration
+0.00
change in velocity
Market State
Strong growth
Price Distribution
P25: £75k–£100k · P75: £300k–£350k · 3 sales
Property Type Mix
Total: 3 sales
By decade
2000s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 2000–2000 | £78k | £78k | +0% | 1 |
| Rate-rise correction | 2023–2023 | £320k | £320k | +0% | 2 |
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong 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
38
Walkability score
267
Footpaths (500m)
0
Santander docks (800m)
2.7 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
14
Car parks (800m)
0
EV chargers (800m)
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Brent Reservoir SSSI — 3.0 km
Energy
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
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
GLADSTONE MEDICAL CENTRE
5 DOLLIS HILL LANE, NW2 6JH
20 min walk
78%
Recommend GP
78%
Overall GP experience
0
GPs within 1km
6
Dentists within 1km
2
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
36
Parks (1km)
14
Restaurants (800m)
3
Cafes (800m)
0
Pubs (400m)
0
Pharmacies (800m)
0
Gyms (1km)
Sports (1km)
1
Convenience
No pubs within 400m — nearest: Wishing Well (536 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
165m
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
EHigh 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
Future outlook
7.9
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: 3,308 nationally
1,725
Est. population
15,111/km²
56%
Employed
40%
Degree educated
£34,400
Median income
11.1%
Claimant rate
37
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
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