Cricklewood & Mapesbury · Brent · Brent East constituency · 51.55535, -0.21459

NW2 3BB— Cricklewood & Mapesbury, Brent

Location and area intelligence for NW2 3BB, Cricklewood & Mapesbury, Brent

The practical family move

 

Schools 100%Safety 74/100Transport 55/100Low yield 3.43%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
64
Safety
74
Schools
90
Transport
55
Environment
60
Investment
61

The bottom line

NW2 3BB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

NW2 3BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+0.7% vs London avg
vs London crime+61.0% vs London avg

Deep-dive guides for NW2 3BB

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How NW2 3BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Anson Primary School

Not yet inspected · 5 min walk

KS2: 105.3

★★

Secondary

Hampstead School

Good · Inspected Apr 2023 · 7 min walk

P8: -0.42A8: 41.5

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 28 min walk

4 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

104.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+36% vs borough

Crime by type

Other34%
Violence & sexual offences25%
Anti-social behaviour13%
Vehicle crime8%
Burglary6%
Drug offences6%
Theft5%
Robbery2%

Road safety

99

Road safety score

1

Accidents (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 1.6km

Crime is +61% above London average

Property

Prices, sales volume and market trends

Avg floor area80 m²

EPC breakdown

C
24%
D
4%

Based on 28 properties · Confidence: medium

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 yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£200,000
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (assumed)
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

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Willesden Green Underground StationJubilee line
10.1 min walk
Cricklewood

Nearby stations

CricklewoodNational Rail
5 min walk
Willesden Green Underground StationJubilee · Metropolitan
11 min walk
Kilburn Underground StationJubilee
14 min walk
Brondesbury Rail StationMildmay
18 min walk
Brondesbury Park Rail StationMildmay
21 min walk
No bus stops within 400m

58

Walkability score

55

Footpaths (500m)

0

Santander docks (800m)

2.3 km

Nearest cycle dock

Central London commute times

London Bridge ★39 min
Victoria42 min ↑
Waterloo41 min ↑
Canary Wharf49 min ↑
City43 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

34

Car parks (800m)

0

EV chargers (800m)

Nearest car park17m
Santander docks (800m)0
Nearest cycle dock2.3 km

Nearby car parks

🅿️
Beacon Bingo Car Park
378m
🅿️
B & Q Warehouse Car Park· no
415m
🅿️
Beacon Bingo Overflow Car Park· no
508m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G96%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

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: 22.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.2 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 19%
Less green space than 92% of London

Nearest SSSI: Brent Reservoir SSSI — 2.8 km

Energy

Solar: 851 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 2

Landslide susceptibility: Medium

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 yield851.0 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CHICHELE ROAD SURGERY

25 CHICHELE ROAD, CRICKLEWOOD, NW2 3AN

2 min walk

71%

Recommend GP

71%

Overall GP experience

7

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

74

Parks (1km)

35

Restaurants (800m)

10

Cafes (800m)

5

Pubs (400m)

5

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

32

Convenience

Nearest supermarketCo-op Food · 210 m
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

228m

Post office

Nearby shops

Serhat Off License52 m
Broadway Supermarket60 m
Al Rahma Halal Meat & Poultry64 m
JAN Off Licence67 m

Nearby cafes

Broadway Cafe Restaurant66 m
Café Margoum87 m
Costa158 m
Nur Cafe204 m

Nearby restaurants

Sandwich & plus42 m
Jass Fish & Chips43 m
Burger King47 m
Florya64 m

Nearby pubs

McGovern's65 m
The Crown144 m
Lucky 7209 m
The Windmill266 m

Nearby gyms

David Lloyd Clubs553 m
Manor health clubq646 m
Brondesbury Sports Club677 m
Brondesbury Bowls Club984 m

Nearby pharmacies

Akhtar Health Store65 m
Akhtar Pharmacy66 m
Lever Medical Centre264 m
Green Light Pharmacy426 m

Nearby health

Cricklewood Dental118 m
Willesden Green Surgery241 m
Cricklewood Health Centre259 m
Zental Dental Cricklewood289 m
Food hygiene (5-star)46% of 119

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

OAK TREE GROUP LTD

Investment

Investment grade, yield and market outlook

61

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
3.4% (average)London avg: 3.8%Below average yield — bottom 52%
Gentrification score19/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

36.1

Price growth score

D
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,338m
Crossrail 2 route6,420m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,978 nationally

2,089

Est. population

27,530/km²

62%

Employed

36%

Degree educated

£42,300

Median income

9.3%

Claimant rate

Urban coreVery high densityRenters

18

Community stability

Age profile

16%
30%
27%
20%
Under 1816%
18–3430%
35–4927%
50–6420%
65+7%

Tenure

66%
18%
Own outright8%
Own (mortgage)8%
Private rent66%
Social rent18%
Shared ownership0%

Ethnicity

18%
29%
25%
White British18%
White Other29%
Asian25%
Black11%
Mixed7%
Other11%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine24%
No car household71%
Unemployed6%
No qualifications25%

Housing tenure (Census 2021)

Private rent66%
Social rent18%

vs. London

Income vs London+0.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
6
Local approval rate
100%
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)
71
Largest scheme
122 homes · Development Site Between 108 And 134 Formerly Known As 112 To 132, Cricklewood Lane, Cricklewood, NW2 2DP
Pipeline pressure
NONE

Named schemes (500m)

SLADE WORKS, 135, SLADE WORKS, 135, CRICKLEWOOD BROADWAY, NW254 homes
completed
LAND BETWEEN, 48, LAND BETWEEN, 48, LICHFIELD ROAD, WESTCROFT ROAD (1), NW253 homes
completed
BP Petrol Station, 17-27, BP Petrol Station, 17-27, Cricklewood Broadway, London, NW2 3JX21 homes
completed
Former 59-61, 59-61, Oak Grove, London, NW2 3LS17 homes
completed
The Stadium, The Stadium, Oaklands Road, NW2 6DJ16 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
31.4%
Election year
2022
MP
Dawn Butler (Labour)
MP majority
13,047
Constituency
Brent East

Councillors

Tariq DarLabour
Gwen GrahlLabour

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Key facts for NW2 3BB

Full postcodeNW2 3BB
Postcode districtNW2
BoroughLondon Borough of Brent
WardCricklewood & Mapesbury
Latitude51.555351
Longitude-0.214587
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