Cricklewood & Mapesbury · Brent · Brent East constituency · 51.55747, -0.21655

NW2 3HS— Cricklewood & Mapesbury, Brent

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

The practical family move

 

Schools 100%Safety 74/100Transport 57/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
64
Safety
74
Schools
90
Transport
57
Environment
60
Investment
49

The bottom line

NW2 3HS offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

NW2 3HS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for NW2 3HS

🛡️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 3HS 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 · 30 min walk

6 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

98

Road safety score

2

Accidents (5yr)

6

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

4

Incidents (5yr)

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

Crime is +61% above London average

Property

12 Jun

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£3,042/m²
Price per ft²£283/ft²
Avg floor area60.1 m²

EPC breakdown

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

Based on 20 properties · Confidence: medium

Street mix

Terraced 60%Other 40%

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 yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£150,250
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,735
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2024 · CAGR

+2.7%

Total change

+89%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.5%

per year

Acceleration

+5.21

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £450k–£500k · 6 sales

Property Type Mix

Total: 6 sales

Terraced100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£175k£175k+0%1
Post-dot-com plateau2001–2001£160k£160k+0%1
GFC & correction2008–2008£518k£518k+0%2
Help-to-Buy recovery2013–2013£400k£400k+0%1
Current market2024–2024£330k£330k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

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
11.7 min walk
Cricklewood

Nearby stations

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

56

Walkability score

47

Footpaths (500m)

0

Santander docks (800m)

2.5 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

46

Car parks (800m)

1

EV chargers (800m)

Nearest car park110m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Beacon Bingo Car Park
140m
🅿️
B & Q Warehouse Car Park· no
223m
🅿️
Beacon Bingo Overflow Car Park· no
275m

Connectivity

Broadband and mobile coverage

100%

Full fibre

75%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed400 Mbps
Median download400 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.4 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 43%
Less green space than 92% of London

Nearest SSSI: Brent Reservoir SSSI — 2.6 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

PES@EYE EMPORIUM, NWL

179 CRICKLEWOOD BROADWAY, CRICKLEWOOD, NW2 3HT

1 min walk

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)

33

Restaurants (800m)

10

Cafes (800m)

3

Pubs (400m)

4

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

24

Convenience

Nearest supermarketCo-op Food · 105 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)

45m

Post office

Nearby shops

Costcutter9 m
Ever Rose Express16 m
Martin News22 m
Euro Food & Wine42 m

Nearby cafes

Pedros Cafe & Restaurant63 m
Costa116 m
Broadway Cafe Restaurant290 m
Café Margoum328 m

Nearby restaurants

Papa John's3 m
Subway12 m
Chicken Stop22 m
Peri Peri Grill32 m

Nearby pubs

Lucky 7122 m
The Crown191 m
McGovern's218 m
The Windmill535 m

Nearby gyms

Manor health clubq375 m
David Lloyd Clubs512 m

Nearby pharmacies

Akhtar Pharmacy264 m
Akhtar Health Store268 m
Lever Medical Centre529 m
Green Light Pharmacy693 m

Nearby health

Cricklewood Health Centre88 m
Cricklewood Dental159 m
Willesden Green Surgery416 m
Zental Dental Cricklewood558 m
Food hygiene (5-star)47% of 120

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

A2B FOOD LIMITED
BEST SAVE SUPERMARKET LTD
BY ZEDDAM LTD
CRI FOODS LIMITED
DAMAS BAKERY LIMITED

+8 more

Investment

Investment grade, yield and market outlook

49

Investment score

Moderate

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
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

54.8

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,594m
Crossrail 2 route6,653m

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
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)
10
Planning apps (3 years)
7
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
325 homes · LAND AT, LAND AT, 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
84 Pine Road, London, NW2 6SA10 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 3HS

Full postcodeNW2 3HS
Postcode districtNW2
BoroughLondon Borough of Brent
WardCricklewood & Mapesbury
Latitude51.557467
Longitude-0.216553
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