Cricklewood & Mapesbury · Brent · Brent East constituency · 51.55799, -0.21727

NW2 3HP— Cricklewood & Mapesbury, Brent

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

The practical family move

 

Schools 100%Safety 76/100Transport 52/100Low yield 3.43%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
63
Safety
76
Schools
90
Transport
52
Environment
60
Investment
61

The bottom line

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

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Location

NW2 3HP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+0.7% vs London avg
vs London crime+40.0% vs London avg

Deep-dive guides for NW2 3HP

🛡️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 3HP 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 · 6 min walk

KS2: 105.3

★★

Secondary

Hampstead School

Good · Inspected Apr 2023 · 9 min walk

P8: -0.42A8: 41.5

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

90.7 incidents per 1,000 residents

Higher crime than 68% of London
→ Stable

+18% vs borough

Crime by type

Other30%
Violence & sexual offences23%
Vehicle crime19%
Anti-social behaviour17%
Drug offences5%
Burglary4%
Robbery1%
Theft1%

Road safety

95

Road safety score

5

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 2.0km

Crime is +40% above London average

Property

Prices, sales volume and market trends

Avg floor area70.5 m²

EPC breakdown

B
1%
C
14%
D
11%
E
6%
F
1%
G
2%

Based on 35 properties · Confidence: high

Street mix

Flat 100%

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£176,250
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 DAnnual charge £1,952
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2014 · CAGR

+7.1%

Total change

+144%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.5%

per year

Acceleration

-29.92

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £125k–£150k · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£73k£152k+108.6%1.7
Pre-crash peak2006–2007£118k£164k+38.5%2
Help-to-Buy recovery2014–2014£178k£178k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+4.6% alpha

Flat/maisonette+4.6% α
Local
11.8%
District
7.2%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

CricklewoodNational Rail
4 min walk
Willesden Green Underground StationJubilee · Metropolitan
13 min walk
Kilburn Underground StationJubilee
19 min walk
Dollis Hill Underground StationJubilee
21 min walk
Brondesbury Rail StationMildmay
22 min walk
No bus stops within 400m

52

Walkability score

44

Footpaths (500m)

0

Santander docks (800m)

2.6 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

45

Car parks (800m)

1

EV chargers (800m)

Nearest car park120m
Santander docks (800m)0
Nearest cycle dock2.6 km

Nearby car parks

🅿️
Beacon Bingo Car Park
122m
🅿️
B & Q Warehouse Car Park· no
219m
🅿️
Beacon Bingo Overflow Car Park· no
238m

Connectivity

Broadband and mobile coverage

100%

Full fibre

67%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed367 Mbps
Median download375 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.5 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 19%
Less green space than 92% of London

Nearest SSSI: Brent Reservoir SSSI — 2.5 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

CRICKLEWOOD HEALTH CENTRE

7 OAKLANDS ROAD, CRICKLEWOOD, NW2 6DJ

2 min walk

78%

Recommend GP

78%

Overall GP experience

7

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

74

Parks (1km)

30

Restaurants (800m)

8

Cafes (800m)

3

Pubs (400m)

4

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

20

Convenience

Nearest supermarketCo-op Food · 174 m
1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

121m

Post office

Nearby shops

Euro Food & Wine35 m
Tesco Express43 m
Martin News55 m
Costcutter68 m

Nearby cafes

Pedros Cafe & Restaurant139 m
Costa193 m
Broadway Cafe Restaurant366 m
Café Margoum405 m

Nearby restaurants

Papa John's77 m
Subway89 m
Chicken Stop99 m
Peri Peri Grill108 m

Nearby pubs

Lucky 7189 m
The Crown265 m
McGovern's294 m
The Windmill612 m

Nearby gyms

Manor health clubq299 m
David Lloyd Clubs539 m

Nearby pharmacies

Akhtar Pharmacy340 m
Akhtar Health Store344 m
Lever Medical Centre605 m
Green Light Pharmacy769 m

Nearby health

Cricklewood Health Centre141 m
Cricklewood Dental236 m
Willesden Green Surgery475 m
Zental Dental Cricklewood634 m
Food hygiene (5-star)43% of 110

Business

Local businesses registered here

Active businesses
28
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
19
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

9 POINT NINE LTD
A&H KITCHEN AND BEDROOMS LTD
ABS DIRECT SERVICE LTD
ACTIVE LONDON LIMITED
AL RAYAH CARGO LIMITED

+15 more

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 score18/100
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

34.1

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,670m
Crossrail 2 route6,725m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,668 nationally

2,040

Est. population

18,018/km²

64%

Employed

41%

Degree educated

£42,300

Median income

11.0%

Claimant rate

Inner cityVery high densityRenters

31

Community stability

Age profile

21%
26%
23%
20%
Under 1821%
18–3426%
35–4923%
50–6420%
65+11%

Tenure

22%
15%
49%
Own outright22%
Own (mortgage)15%
Private rent49%
Social rent13%
Shared ownership0%
Rent free1%

Ethnicity

17%
28%
28%
White British17%
White Other28%
Asian28%
Black12%
Mixed5%
Other9%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine27%
No car household57%
Unemployed6%
No qualifications23%

Housing tenure (Census 2021)

Private rent49%
Social rent13%

vs. London

Income vs London+0.7%

Planning

Conservation areas and development

Conservation area
No
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)
11
Planning apps (3 years)
10
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)
74
Largest scheme
87 homes · LAND BETWEEN RAILWAY LINE & JUNCTION OF, LAND BETWEEN RAILWAY LINE & JUNCTION OF, CLAREMONT ROAD, SOMERTON ROAD, NW2
Pipeline pressure
NONE

Named schemes (500m)

LAND BETWEEN RAILWAY LINE & JUNCTION OF, LAND BETWEEN RAILWAY LINE & JUNCTION OF, CLAREMONT ROAD, SOMERTON ROAD, NW287 homes
completed
SLADE WORKS, 135, SLADE WORKS, 135, CRICKLEWOOD BROADWAY, NW254 homes
completed
The Stadium, The Stadium, Oaklands Road, NW2 6DJ16 homes
completed
11-17, 11-17, CRICKLEWOOD LANE, NW2 1ET15 homes
completed
Flats 1-10, 29 Chichele Road, London, NW2 3AN10 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 3HP

Full postcodeNW2 3HP
Postcode districtNW2
BoroughLondon Borough of Brent
WardCricklewood & Mapesbury
Latitude51.557991
Longitude-0.217268
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