Roundwood · Brent · Brent East constituency · 51.54682, -0.24896

NW10 9TS— Roundwood, Brent

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

Strong, well-rated schools nearby

 

Schools 88%Safety 80/100Transport 29/100⚠ Knotweed sites nearby

Best for: Families

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

Liveability
50
Safety
80
Schools
90
Transport
29
Environment
64
Investment
56

The bottom line

NW10 9TS 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.

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Location

NW10 9TS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for NW10 9TS

🛡️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 9TS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Leopold Primary School

Not yet inspected · 4 min walk

KS2: 103.7

★★

Secondary

North Brent School

Good · Inspected Mar 2024 · 6 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 · 3 min walk

9 primaries · 2 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

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 891m

Crime is +12% above London average

Property

Prices, sales volume and market trends

Avg floor area93 m²

EPC breakdown

C
2%
D
5%
E
2%

Based on 9 properties · Confidence: low

Street mix

Semi 17%Terraced 50%Flat 33%

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

Energy & construction

Solar yield852 kWh/kWp/yr
Rebuild cost estimate£232,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 300 mm loft insulation
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

1996–2006 · CAGR

+12.7%

Total change

+229%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.9%

per year

Acceleration

-10.93

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 6 sales

Property Type Mix

Total: 6 sales

Semi-detached16.7%
Terraced50%
Flat/maisonette33.3%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£75k£75k+0%1
Post-dot-com plateau2002–2004£192k£243k+26.3%1
Pre-crash peak2006–2006£247k£247k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Neasden Underground StationJubilee line
9.6 min walk
Harlesden

Nearby stations

Neasden Underground StationJubilee
10 min walk
Dollis Hill Underground StationJubilee
11 min walk
Harlesden Rail StationLioness
16 min walk
HarlesdenNational Rail
16 min walk
Harlesden Underground StationBakerloo
17 min walk
No bus stops within 400m

31

Walkability score

261

Footpaths (500m)

0

Santander docks (800m)

2.7 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

15

Car parks (800m)

0

EV chargers (800m)

Nearest car park259m
Santander docks (800m)0
Nearest cycle dock2.7 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: 10.0 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: 6.5 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 67%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 2.8 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

17 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 · 2.1 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Tony's (563 m)

Nearest supermarketPak Discount Cash & Carry · 901 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)

217m

Post office

Nearby shops

Londis631 m
Lloyd's Groceries757 m
Arush Newsagent808 m
Asda Express821 m

Nearby cafes

Saffron Chai176 m
Kulmiye Coffee858 m
Mc Brasil859 m
Roundwood Lodge919 m

Nearby restaurants

Big Ben Fish Bar827 m
Sunset Caribbean Takeaway848 m
BFC849 m
Subway857 m

Nearby pubs

Tony's563 m
Wishing Well809 m
The Shawl1.1 km

Nearby pharmacies

Tesco Pharmacy937 m
Superdrug1.2 km

Nearby health

Church Road Dental Practice242 m
Craven Park Dental Clinic829 m
Monteiro Dental Clinic1.0 km
Murakami Medical Centre1.0 km
Food hygiene (5-star)61% of 62

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

56

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
Gentrification score11/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

7.7

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,780m
Crossrail 2 route8,309m

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)
3
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
59
Largest scheme
104 homes · BOOK CENTRE PLAYING FIELDS, BOOK CENTRE PLAYING FIELDS, GREAT CENTRAL WAY, NW10
Pipeline pressure
NONE

Named schemes (500m)

Site of former White Hart pub, junction of, Site of former White Hart pub, junction of, Church Road, High Road, NW1076 homes
completed
Land to the West and East of St Marys C of E School, Land to the West and East of St Marys C of E School, Mayo Road, NW1059 homes
completed
PUBLIC OPEN SPACE, PUBLIC OPEN SPACE, NEASDEN LANE, NW253 homes
completed
18, 18, Neasden Lane, NW10 2TS47 homes
completed
1-10 Ebony Court, 20A, 1-10 Ebony Court, 20A, Neasden Lane, NW10 2TT27 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 9TS

Full postcodeNW10 9TS
Postcode districtNW10
BoroughLondon Borough of Brent
WardRoundwood
Latitude51.546823
Longitude-0.248958
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
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