Roundwood · Brent · Brent East constituency · 51.54416, -0.24571

NW10 9UL— Roundwood, Brent

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

The family fortress

 

Schools 90%Safety 80/100Transport 26/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
54
Safety
80
Schools
54
Transport
26
Environment
67
Investment
26

The bottom line

NW10 9UL offers exceptional schools (90% 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 9UL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-18.1% vs London avg
vs London crime+9.0% vs London avg

Deep-dive guides for NW10 9UL

🛡️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 9UL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

54

Education score

Fair for families
★ Top school within 1km
—

Primary

Leopold Primary School

Not yet inspected · 1 min walk

KS2: 103.7

—

Secondary

Saint Claudine's Catholic School for Girls

Not yet inspected · 8 min walk

P8: +0.79A8: 48.3

90% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Better than 75% of London

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 5 min walk

8 primaries · 4 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

70.8 incidents per 1,000 residents

Higher crime than 54% of London
→ Stable

-8% vs borough

Crime by type

Violence & sexual offences27%
Anti-social behaviour23%
Other18%
Vehicle crime13%
Burglary7%
Drug offences6%
Robbery5%
Theft1%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 623m

Crime is +9% 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£14,124/m²
Price per ft²£1,312/ft²
Avg floor area74.4 m²

EPC breakdown

C
16%
D
18%
E
3%

Based on 37 properties · Confidence: high

Street mix

Semi 8%Terraced 26%Flat 61%Other 5%

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£186,000
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

1999–2024 · CAGR

+8.9%

Total change

+743%

Market Activity

Price Velocity & Acceleration

Current Velocity

+113.7%

per year

Acceleration

+78.51

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £250k–£300k · 34 sales

Property Type Mix

Total: 34 sales

Semi-detached8.8%
Terraced29.4%
Flat/maisonette61.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£92k£115k+24.3%3.5
Post-dot-com plateau2001–2004£125k£180k+44%1
Pre-crash peak2005–2006£169k£209k+23.8%1.5
GFC & correction2009–2010£189k£192k+1.8%1.5
Help-to-Buy recovery2013–2015£245k£315k+28.3%2
Brexit uncertainty2017–2018£300k£638k+112.8%1.5
Pandemic surge2020–2021£668k£470k-29.6%2
Rate-rise correction2022–2023£270k£365k+35.2%2
Current market2024–2024£780k£780k+0%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
7%
District
7%
Terraced+0% α
Local
8.1%
District
8.1%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Dollis Hill Underground StationJubilee line
11.8 min walk
Willesden Junction

Nearby stations

Dollis Hill Underground StationJubilee
12 min walk
Neasden Underground StationJubilee
14 min walk
Harlesden Rail StationLioness
15 min walk
Harlesden Underground StationBakerloo
15 min walk
Willesden Junction Rail StationMildmay · Lioness
16 min walk
No bus stops within 400m

35

Walkability score

171

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

25

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)114
Nearest car park178m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Harlesden Plaza114 spaces
799m

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: 6.2 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 70%
More green space than 77% of London

Nearest SSSI: Brent Reservoir SSSI — 3.1 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

20 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalCentral Middlesex Hospital · 2.1 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

7

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Tony's (603 m)

Nearest supermarketBlue Mountain Peak · 752 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)

436m

Post office

Nearby shops

Londis634 m
Supersave661 m
Marjan672 m
Lloyd's Groceries681 m

Nearby cafes

Saffron Chai488 m
Roundwood Lodge551 m
Mc Brasil657 m
Kulmiye Coffee658 m

Nearby restaurants

The Palace Tandoori Restaurant655 m
Mister Patty655 m
The Master's Grill657 m
BFC665 m

Nearby pubs

Tony's603 m
Wishing Well704 m
The Shawl856 m
Royal Oak880 m

Nearby pharmacies

Superdrug897 m
Catto Ltd Pharmacy899 m
Chana Chemist908 m

Nearby health

Church Road Dental Practice441 m
Craven Park Dental Clinic756 m
Monteiro Dental Clinic770 m
Murakami Medical Centre772 m
Food hygiene (5-star)60% of 90

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

26

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (1.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
1.9% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score14/100
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

25.1

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,442m
Crossrail 2 route8,021m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,134 nationally

2,048

Est. population

18,897/km²

55%

Employed

33%

Degree educated

£34,400

Median income

10.8%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

37

Community stability

Age profile

31%
19%
23%
19%
Under 1831%
18–3419%
35–4923%
50–6419%
65+8%

Tenure

16%
28%
42%
Own outright13%
Own (mortgage)16%
Private rent28%
Social rent42%
Shared ownership0%
Rent free0%

Ethnicity

19%
20%
36%
White British19%
White Other20%
Asian10%
Black36%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine23%
No car household48%
Unemployed8%
No qualifications24%

Housing tenure (Census 2021)

Social rent42%
Private rent28%

vs. London

Income vs London-18.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
7
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)
56
Largest scheme
90 homes · WILLESDEN HIGH SCHOOL, 71, WILLESDEN HIGH SCHOOL, 71, POUND LANE, NW10 2HR
Pipeline pressure
NONE

Named schemes (500m)

74-76, 74-76, Yewfield Road, NW10 9TB11 homes
completed
Academy Plastics, 25-29, Academy Plastics, 25-29, Roundwood Road, NW10 9SY6 homes
completed
3, 3, Ashdon Road, NW10 4EH4 homes
completed
First floor flat front, FIrst floor flat rear & loft flat, 212 Roundwood Road, London NW10 3UG3 homes
completed
135 Roundwood Road, London, NW10 9UL3 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
27.3%
Election year
2022
MP
Dawn Butler (Labour)
MP majority
14,913
Constituency
Queen's Park and Maida Vale

Councillors

Elliot George ChappellLabour
Fleur Donnelly-JacksonLabour
Jake RubinLabour

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Key facts for NW10 9UL

Full postcodeNW10 9UL
Postcode districtNW10
BoroughLondon Borough of Brent
WardRoundwood
Latitude51.544157
Longitude-0.245714
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