Cricklewood & Mapesbury · Brent · Brent East constituency · 51.55322, -0.21395

NW2 3XB— Cricklewood & Mapesbury, Brent

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

The practical family move

 

Schools 100%Safety 80/100Transport 48/100Low yield 3.43%

Best for: Families

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Strong for families — high safety and school scores

Liveability
64
Safety
80
Schools
90
Transport
48
Environment
60
Investment
60

The bottom line

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

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Location

NW2 3XB

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 3XB

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

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Postcode Personality

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“The practical family move”

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How NW2 3XB 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 · 5 min walk

KS2: 105.3

★★

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 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 26 min walk

5 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 1.5km

Crime is +1% above London average

Property

Prices, sales volume and market trends

Avg floor area67.5 m²

EPC breakdown

C
13%
D
20%
E
2%

Based on 35 properties · Confidence: high

Street mix

Semi 62%Terraced 3%Detached 17%Flat 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

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£168,750
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

1995–2023 · CAGR

+5.4%

Total change

+333%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.8%

per year

Acceleration

-429.93

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 29 sales

Property Type Mix

Total: 29 sales

Detached17.2%
Semi-detached62.1%
Terraced3.4%
Flat/maisonette17.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£275k£538k+95.5%1.7
Post-dot-com plateau2001–2004£100k£500k+400%1.8
Pre-crash peak2005–2005£710k£710k+0%1
GFC & correction2009–2012£960k£1.64m+70.3%1.2
Help-to-Buy recovery2014–2014£1.94m£1.94m+0%1
Brexit uncertainty2017–2019£1.90m£210k-88.9%1
Rate-rise correction2022–2023£1.13m£1.19m+5.8%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+4.2% alpha

Semi-detached+4.2% α
Local
13.6%
District
9.4%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

33out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

53

Walkability score

28

Footpaths (500m)

0

Santander docks (800m)

2.2 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

23

Car parks (800m)

0

EV chargers (800m)

Nearest car park199m
Santander docks (800m)0
Nearest cycle dock2.2 km

Nearby car parks

🅿️
Beacon Bingo Car Park
619m
🅿️
B & Q Warehouse Car Park· no
653m
🅿️
Beacon Bingo Overflow Car Park· no
749m

Connectivity

Broadband and mobile coverage

100%

Full fibre

71%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed386 Mbps
Median download390 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: 5.0 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 67%
Less green space than 93% of London

Nearest SSSI: Brent Reservoir SSSI — 3.0 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

WILLESDEN GREEN SURGERY

59 ANSON ROAD, NW2 3UY

2 min walk

83%

Recommend GP

83%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

48

Parks (1km)

35

Restaurants (800m)

11

Cafes (800m)

4

Pubs (400m)

5

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

20

Convenience

Nearest supermarketCo-op Food · 222 m
1 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

465m

Post office

Nearby shops

Lucky Wines159 m
Lininiya165 m
Akshar News Agency167 m
Budgens169 m

Nearby cafes

Costa132 m
Cafe Guzel156 m
Nur Cafe169 m
Momtaz Shisha Cafe199 m

Nearby restaurants

Vali's Four Seasons132 m
Milad132 m
D'Den159 m
Persia Restaurant162 m

Nearby pubs

The Windmill138 m
The Beaten Docket173 m
McGovern's306 m
The Crown378 m

Nearby gyms

David Lloyd Clubs738 m
Brondesbury Bowls Club746 m
Brondesbury Sports Club762 m
Manor health clubq874 m

Nearby pharmacies

Lever Medical Centre167 m
Green Light Pharmacy263 m
Akhtar Health Store280 m
Akhtar Pharmacy284 m

Nearby health

Zental Dental Cricklewood151 m
Willesden Green Surgery212 m
Cricklewood Dental359 m
Mapesbury Medical Group363 m
Food hygiene (5-star)46% of 118

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
1
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

BAF CLEANING SERVICES 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 score21/100
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

41

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,154m
Crossrail 2 route6,272m

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)
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)
8
Planning apps (3 years)
4
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)
68
Largest scheme
54 homes · SLADE WORKS, 135, SLADE WORKS, 135, CRICKLEWOOD BROADWAY, NW2
Pipeline pressure
NONE

Named schemes (500m)

SLADE WORKS, 135, SLADE WORKS, 135, CRICKLEWOOD BROADWAY, NW254 homes
completed
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
11-17, 11-17, CRICKLEWOOD LANE, NW2 1ET15 homes
completed
222, 222, Walm Lane, NW2 3BS14 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 3XB

Full postcodeNW2 3XB
Postcode districtNW2
BoroughLondon Borough of Brent
WardCricklewood & Mapesbury
Latitude51.553219
Longitude-0.213949
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