Cricklewood & Mapesbury · Brent · Brent East constituency · 51.55035, -0.20816

NW2 3PY— Cricklewood & Mapesbury, Brent

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

The practical family move

 

Schools 100%Safety 83/100Transport 53/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
68
Safety
83
Schools
90
Transport
53
Environment
60
Investment
49

The bottom line

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

The catches: high noise levels nearby and 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

NW2 3PY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+8.1% vs London avg
vs London crime-17.0% vs London avg

Deep-dive guides for NW2 3PY

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

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🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How NW2 3PY 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 · 8 min walk

KS2: 109.7

★★

Secondary

Hampstead School

Good · Inspected Apr 2023 · 8 min walk

P8: -0.42A8: 41.5

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.2 incidents per 1,000 residents

Better than 59% of London
→ Stable

-30% vs borough

Crime by type

Other26%
Violence & sexual offences20%
Anti-social behaviour17%
Vehicle crime13%
Drug offences10%
Theft7%
Burglary5%
Robbery3%

Road safety

99

Road safety score

1

Accidents (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 1.1km

Crime is 17% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,641/m²
Price per ft²£431/ft²
Avg floor area68.2 m²

EPC breakdown

B
2%
C
28%
D
6%

Based on 36 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£170,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
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

1995–2025 · CAGR

+6.1%

Total change

+490%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.5%

per year

Acceleration

-10.22

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 28 sales

Property Type Mix

Total: 28 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£117k+122.9%1.6
Post-dot-com plateau2002–2004£135k£168k+24.4%3
Pre-crash peak2006–2006£220k£220k+0%1
GFC & correction2008–2009£201k£178k-11.7%2
Help-to-Buy recovery2013–2015£293k£300k+2.4%1
Brexit uncertainty2018–2018£328k£328k+0%4
Pandemic surge2021–2021£326k£326k+0%1
Rate-rise correction2023–2023£335k£335k+0%1
Current market2025–2025£310k£310k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.8% alpha

Flat/maisonette-0.8% α
Local
6.7%
District
7.5%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

72out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing15
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
Kilburn Underground StationJubilee line
5.4 min walk
Brondesbury

Nearby stations

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

40

Walkability score

26

Footpaths (500m)

0

Santander docks (800m)

1.9 km

Nearest cycle dock

Central London commute times

London Bridge ★42 min
Victoria44 min ↑
Waterloo44 min ↑
Canary Wharf51 min ↑
City45 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 park128m
Santander docks (800m)0
Nearest cycle dock1.9 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.5 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 70%
Less green space than 92% of London

Nearest SSSI: Brent Reservoir SSSI — 3.5 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): 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

11

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

39

Parks (1km)

16

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

12

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Beaten Docket (437 m)

Nearest supermarketCo-op Food · 345 m
8 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

521m

Post office

Nearby shops

International Food Centre278 m
Lan 2000 kompressor Ltd361 m
Budgens397 m
Ily's Supermarket409 m

Nearby cafes

Momtaz Shisha Cafe380 m
Cafe Guzel416 m
Wok Box453 m
Opa! Greek Bakery & Patisserie459 m

Nearby restaurants

Villa Carioca290 m
Abyssinia298 m
Taste of Lahore391 m
Persia Restaurant405 m

Nearby pubs

The Beaten Docket437 m
The Windmill447 m
The Mill474 m
The Alliance499 m

Nearby gyms

Brondesbury Bowls Club399 m
Brondesbury Sports Club829 m
David Lloyd Clubs1.0 km
Christ Church Primary School Sportsgrounds1.0 km

Nearby pharmacies

Green Light Pharmacy292 m
Lever Medical Centre455 m
Akhtar Health Store718 m
Akhtar Pharmacy722 m

Nearby health

Mapesbury Medical Group159 m
Zental Dental Cricklewood425 m
Willesden Green Surgery713 m
Cricklewood Dental824 m
Food hygiene (5-star)50% of 64

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Registered businesses

FIYEN LTD
SHOPPING LINKS LTD

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 months1

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

54

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,641m
Crossrail 2 route5,772m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,854 nationally

1,937

Est. population

26,667/km²

61%

Employed

54%

Degree educated

£45,400

Median income

7.6%

Claimant rate

Urban coreVery high densityMixed

32

Community stability

Age profile

20%
34%
21%
16%
Under 1820%
18–3434%
35–4921%
50–6416%
65+9%

Tenure

14%
38%
36%
Own outright11%
Own (mortgage)14%
Private rent38%
Social rent36%
Shared ownership1%
Rent free0%

Ethnicity

20%
22%
23%
14%
White British20%
White Other22%
Asian12%
Black23%
Mixed9%
Other14%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine16%
No car household56%
Unemployed6%
No qualifications16%

Housing tenure (Census 2021)

Private rent38%
Social rent36%

vs. London

Income vs London+8.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
31
Largest scheme
53 homes · LAND BETWEEN, 48, LAND BETWEEN, 48, LICHFIELD ROAD, WESTCROFT ROAD (1), NW2
Pipeline pressure
NONE

Named schemes (500m)

TELEPHONE HOUSE, 1-15, TELEPHONE HOUSE, 1-15, SHOOT UP HILL, NW2 3BA31 homes
completed
BP Petrol Station, 17-27, BP Petrol Station, 17-27, Cricklewood Broadway, London, NW2 3JX21 homes
completed
222, 222, Walm Lane, NW2 3BS14 homes
completed
SUMMIT COURT GARAGES, SUMMIT COURT GARAGES, Shoot Up Hill, NW2 3PY11 homes
completed
JUBILEE BUSINESS CENTRE, JUBILEE BUSINESS CENTRE, Exeter Road, NW2 3UQ8 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 3PY

Full postcodeNW2 3PY
Postcode districtNW2
BoroughLondon Borough of Brent
WardCricklewood & Mapesbury
Latitude51.550352
Longitude-0.208162
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