Cricklewood & Mapesbury · Brent · Brent East constituency · 51.55195, -0.21162

NW2 3BS— Cricklewood & Mapesbury, Brent

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

The practical family move

 

Schools 100%Safety 80/100Transport 46/100Low yield 3.43%

Best for: Families

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Strong for families — high safety and school scores

Liveability
63
Safety
80
Schools
90
Transport
46
Environment
60
Investment
60

The bottom line

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

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Location

NW2 3BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+0.7% vs London avg
vs London crime+1.0% vs London avg

Deep-dive guides for NW2 3BS

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How NW2 3BS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

North West London Jewish Day School

Not yet inspected · 10 min walk

KS2: 109.7

★★

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 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

65.5 incidents per 1,000 residents

Better than 50% of London
→ Stable

-15% vs borough

Crime by type

Other30%
Violence & sexual offences21%
Anti-social behaviour18%
Vehicle crime11%
Burglary10%
Theft4%
Drug offences3%
Robbery3%

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 1.3km

Crime is +1% above London average

Property

Prices, sales volume and market trends

Avg floor area74.1 m²

EPC breakdown

C
16%
D
18%
E
2%

Based on 36 properties · Confidence: high

Street mix

Detached 13%Flat 81%Other 6%

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£185,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,952
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2021 · CAGR

+6.5%

Total change

+355%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.6%

per year

Acceleration

+51.98

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £150k–£175k · 15 sales

Property Type Mix

Total: 15 sales

Detached13.3%
Flat/maisonette86.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£110k£184k+67.6%1.3
Post-dot-com plateau2002–2004£220k£865k+293.2%1.7
Pre-crash peak2007–2007£341k£341k+0%2
Help-to-Buy recovery2014–2015£460k£2.30m+400%1
Pandemic surge2020–2021£630k£500k-20.6%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.2% alpha

Flat/maisonette+0.2% α
Local
12%
District
11.8%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Kilburn Underground StationJubilee line
8.9 min walk
Cricklewood

Nearby stations

CricklewoodNational Rail
9 min walk
Kilburn Underground StationJubilee
9 min walk
Willesden Green Underground StationJubilee · Metropolitan
9 min walk
Brondesbury Rail StationMildmay
12 min walk
Brondesbury Park Rail StationMildmay
16 min walk
No bus stops within 400m

51

Walkability score

19

Footpaths (500m)

0

Santander docks (800m)

2.0 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

16

Car parks (800m)

0

EV chargers (800m)

Nearest car park69m
Santander docks (800m)0
Nearest cycle dock2.0 km

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: 4.8 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 70%
Less green space than 93% of London

Nearest SSSI: Brent Reservoir SSSI — 3.2 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): 3

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

MAPESBURY MEDICAL GROUP

WINDMILL MEDICAL PRACTICE, 65 SHOOT UP HILL, NW2 3PS

2 min walk

90%

Recommend GP

90%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

33

Restaurants (800m)

10

Cafes (800m)

2

Pubs (400m)

5

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

12

Convenience

Nearest supermarketCo-op Food · 130 m
3 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

659m

Post office

Nearby shops

Lan 2000 kompressor Ltd119 m
International Food Centre122 m
Budgens144 m
Ily's Supermarket168 m

Nearby cafes

Momtaz Shisha Cafe149 m
Cafe Guzel157 m
Costa222 m
Nur Cafe262 m

Nearby restaurants

Abyssinia95 m
Villa Carioca95 m
Persia Restaurant148 m
D'Den151 m

Nearby pubs

The Windmill182 m
The Beaten Docket191 m
McGovern's489 m
The Crown548 m

Nearby gyms

Brondesbury Bowls Club565 m
Brondesbury Sports Club759 m
David Lloyd Clubs831 m

Nearby pharmacies

Green Light Pharmacy118 m
Lever Medical Centre205 m
Akhtar Health Store449 m
Akhtar Pharmacy453 m

Nearby health

Mapesbury Medical Group156 m
Zental Dental Cricklewood164 m
Willesden Green Surgery416 m
Cricklewood Dental547 m
Food hygiene (5-star)42% of 103

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

ANKH-HER LTD
STROM ELECTRICS LTD
TWO HUNDRED AND TWENTY FOUR WALM LANE LIMITED
VZS CONSULTING LTD

Investment

Investment grade, yield and market outlook

60

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 score20/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

38.6

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,939m
Crossrail 2 route6,065m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,576 nationally

1,389

Est. population

9,371/km²

59%

Employed

55%

Degree educated

£42,300

Median income

6.8%

Claimant rate

Inner cityHigh densityYoung professionals

35

Community stability

Age profile

20%
25%
22%
19%
14%
Under 1820%
18–3425%
35–4922%
50–6419%
65+14%

Tenure

17%
19%
39%
24%
Own outright17%
Own (mortgage)19%
Private rent39%
Social rent24%
Shared ownership1%
Rent free1%

Ethnicity

32%
26%
14%
White British32%
White Other26%
Asian13%
Black14%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine15%
No car household54%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Private rent39%
Social rent24%

vs. London

Income vs London+0.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
5
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)
73
Largest scheme
54 homes · SLADE WORKS, 135, SLADE WORKS, 135, CRICKLEWOOD BROADWAY, NW2
Pipeline pressure
NONE

Named schemes (500m)

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
222, 222, Walm Lane, NW2 3BS14 homes
completed
Former 59-61, 59-61, Oak Grove, London, NW2 3LS12 homes
completed
SUMMIT COURT GARAGES, SUMMIT COURT GARAGES, Shoot Up Hill, NW2 3PY11 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 3BS

Full postcodeNW2 3BS
Postcode districtNW2
BoroughLondon Borough of Brent
WardCricklewood & Mapesbury
Latitude51.551952
Longitude-0.211619
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