Cricklewood & Mapesbury · Brent · Brent East constituency · 51.55237, -0.21147

NW2 3BU— Cricklewood & Mapesbury, Brent

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

The practical family move

 

Schools 100%Safety 80/100Transport 47/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
63
Safety
80
Schools
90
Transport
47
Environment
60
Investment
61

The bottom line

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

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Location

NW2 3BU

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 3BU

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How NW2 3BU 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 · 11 min walk

KS2: 109.7

★★

Secondary

Hampstead School

Good · Inspected Apr 2023 · 6 min walk

P8: -0.42A8: 41.5

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 26 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

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

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

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

NW2 district median

£560,000

Based on 251 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£8,078/m²
Price per ft²£750/ft²
Avg floor area58.8 m²

EPC breakdown

C
6%
D
17%
E
11%
F
1%

Based on 35 properties · Confidence: high

Street mix

Semi 3%Flat 80%Other 17%

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

High

Market activity

35d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£147,000
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 (community)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,952
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.5%

Total change

+609%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.5%

per year

Acceleration

-29.20

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £125k–£150k · 25 sales

Property Type Mix

Total: 25 sales

Semi-detached4%
Flat/maisonette96%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£67k£250k+273.1%1.8
Post-dot-com plateau2001–2003£230k£185k-19.6%3
Pre-crash peak2007–2007£250k£250k+0%5
GFC & correction2008–2012£340k£420k+23.5%1
Help-to-Buy recovery2015–2016£660k£665k+0.7%1
Current market2026–2026£475k£475k+0%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Flat/maisonette+0.7% α
Local
6.5%
District
5.8%

CAGR over 31yr 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
9.2 min walk
Cricklewood

Nearby stations

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

52

Walkability score

18

Footpaths (500m)

0

Santander docks (800m)

2.1 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

19

Car parks (800m)

0

EV chargers (800m)

Nearest car park42m
Santander docks (800m)0
Nearest cycle dock2.1 km

Nearby car parks

🅿️
Beacon Bingo Car Park
762m
🅿️
B & Q Warehouse Car Park· no
777m

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 AONB2% green spaceTree canopy: 70%
Less green space than 91% 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

46

Parks (1km)

35

Restaurants (800m)

10

Cafes (800m)

2

Pubs (400m)

5

Pharmacies (800m)

0

Gyms (1km)

13

Sports (1km)

13

Convenience

Nearest supermarketCo-op Food · 85 m
8 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)

623m

Post office

Nearby shops

Lan 2000 kompressor Ltd71 m
International Food Centre95 m
Budgens97 m
Ily's Supermarket121 m

Nearby cafes

Momtaz Shisha Cafe101 m
Cafe Guzel112 m
Costa180 m
Nur Cafe218 m

Nearby restaurants

Abyssinia62 m
Villa Carioca65 m
Persia Restaurant102 m
D'Den105 m

Nearby pubs

The Windmill138 m
The Beaten Docket144 m
McGovern's452 m
The Crown508 m

Nearby gyms

Brondesbury Bowls Club610 m
Brondesbury Sports Club715 m
David Lloyd Clubs783 m

Nearby pharmacies

Green Light Pharmacy87 m
Lever Medical Centre159 m
Akhtar Health Store409 m
Akhtar Pharmacy414 m

Nearby health

Zental Dental Cricklewood119 m
Mapesbury Medical Group168 m
Willesden Green Surgery405 m
Cricklewood Dental510 m
Food hygiene (5-star)40% of 105

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

191 WALM LANE LIMITED

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 score20/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months8

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

High

Market activity

35d

Est. days to sell

67/100

Velocity score

Future outlook

47.3

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,961m
Crossrail 2 route6,076m

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)
9
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)
54
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 3BU

Full postcodeNW2 3BU
Postcode districtNW2
BoroughLondon Borough of Brent
WardCricklewood & Mapesbury
Latitude51.552372
Longitude-0.211472
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