Brondesbury Park · Brent · Brent East constituency · 51.54536, -0.21338

NW2 4BE— Brondesbury Park, Brent

Location and area intelligence for NW2 4BE, Brondesbury Park, Brent

The practical family move

 

Schools 100%Safety 76/100Transport 46/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
58
Safety
76
Schools
60
Transport
46
Environment
61
Investment
46

The bottom line

NW2 4BE offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

NW2 4BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+8.1% vs London avg
vs London crime+48.0% vs London avg

Deep-dive guides for NW2 4BE

🛡️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 4BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

North West London Jewish Day School

Not yet inspected · 2 min walk

KS2: 109.7

—

Secondary

Queens Park Community School

Not yet inspected · Inspected Jan 2025 · 8 min walk

P8: +0.09A8: 49.9

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

96.2 incidents per 1,000 residents

Higher crime than 72% of London
→ Stable

+25% vs borough

Crime by type

Other33%
Anti-social behaviour20%
Violence & sexual offences19%
Vehicle crime9%
Theft6%
Robbery5%
Drug offences5%
Burglary4%

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 · 1.6km

Crime is +48% 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 build100.0%
Price per m²£8,979/m²
Price per ft²£834/ft²
Avg floor area81.3 m²

EPC breakdown

B
15%
C
1%

Based on 16 properties · Confidence: medium

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£203,250
Rebuild cost per m²£2,500/m²

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

Construction era2024
WallsAverage thermal transmittance 0.13 W/m²K
Roof(other premises above)
Heating fuelElectricity: electricity, unspecified tariff
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,735
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2024–2025 · CAGR

+26.2%

Total change

+26%

Market Activity

Price Velocity & Acceleration

Current Velocity

+26.2%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2024–2025£710k£896k+26.2%3.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+21.4% alpha

Flat/maisonette+21.4% α
Local
26.2%
District
4.8%

CAGR over 1yr 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
Sales Volume75

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
8.5 min walk
Brondesbury Park

Nearby stations

Brondesbury Park Rail StationMildmay
7 min walk
Brondesbury ParkNational Rail
7 min walk
Kilburn Underground StationJubilee
8 min walk
Willesden Green Underground StationJubilee · Metropolitan
9 min walk
Brondesbury Rail StationMildmay
10 min walk
No bus stops within 400m

16

Walkability score

22

Footpaths (500m)

0

Santander docks (800m)

1.7 km

Nearest cycle dock

Central London commute times

London Bridge ★43 min
Victoria46 min ↑
Waterloo46 min ↑
Canary Wharf53 min ↑
City50 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

28

Car parks (800m)

2

EV chargers (800m)

Nearest car park71m
Santander docks (800m)0
Nearest cycle dock1.7 km

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: 4.3 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 82% of London

Nearest SSSI: Brent Reservoir SSSI — 3.7 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

9 min walk

90%

Recommend GP

90%

Overall GP experience

6

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 2.6 km
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

34

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Beer + Burger (660 m)

Nearest supermarketCo-op Food · 869 m
5 tennis courts1 swimming pools1 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)

1.2km

Post office

Nearby shops

Sainsbury's Local657 m
GAIL's Bakery Willesden Green671 m
Galaxy Newsagents688 m
The Co-operative Food693 m

Nearby cafes

Peppermint659 m
Wok Box661 m
Opa! Greek Bakery & Patisserie668 m
Xoxo685 m

Nearby restaurants

Awa Kitchen653 m
Nest684 m
Big Bite687 m
Chicken cottage688 m

Nearby pubs

Beer + Burger660 m
North London Tavern750 m
Angie's III767 m
The Kilburn Arms777 m

Nearby gyms

Brondesbury Bowls Club291 m
Nuffield Health Fitness & Wellbeing553 m
ZENW2771 m
Christ Church Primary School Sportsgrounds780 m

Nearby pharmacies

Green Light Pharmacy835 m
Lever Medical Centre945 m
Akhtar Health Store1.2 km
Akhtar Pharmacy1.2 km

Nearby health

Walm Lane Clinic681 m
Mapesbury Medical Group737 m
Zental Dental Cricklewood904 m
Willesden Green Surgery963 m
Food hygiene (5-star)71% of 24

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

E

High street health

Registered businesses

DOBERTON LIMITED

Investment

Investment grade, yield and market outlook

46

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 score13/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months1

Rental market

High

Demand

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

36.8

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,596m
Crossrail 2 route5,897m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,854 nationally

1,591

Est. population

10,735/km²

59%

Employed

52%

Degree educated

£45,400

Median income

7.6%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

33

Community stability

Age profile

16%
30%
23%
17%
14%
Under 1816%
18–3430%
35–4923%
50–6417%
65+14%

Tenure

15%
35%
39%
Own outright10%
Own (mortgage)15%
Private rent35%
Social rent39%
Shared ownership1%
Rent free0%

Ethnicity

26%
27%
16%
White British26%
White Other27%
Asian10%
Black16%
Mixed10%
Other11%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine16%
No car household62%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Social rent39%
Private rent35%

vs. London

Income vs London+8.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
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)
44
Largest scheme
74 homes · 5 Ex Manor School, 5 Ex Manor School, The Avenue, NW6 7YG
Pipeline pressure
NONE

Named schemes (500m)

'PARKSIDE COURT', 59-61, 'PARKSIDE COURT', 59-61, BRONDESBURY PARK, WILLESDEN LANE (223), NW649 homes
completed
WOODLANDS HOUSE (1-32), WOODLANDS HOUSE (1-32), CHRISTCHURCH AVENUE, NW638 homes
completed
24-51 INC, John Barker Court, 12-14, 24-51 INC, John Barker Court, 12-14, Brondesbury Park, Kilburn, NW6 7BW33 homes
completed
52, 52, CHRISTCHURCH AVENUE, NW6 7BH32 homes
completed
PARKSIDE COURT, 223, PARKSIDE COURT, 223, WILLESDEN LANE, NW2 5RJ31 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
29.4%
Election year
2022
MP
Dawn Butler (Labour)
MP majority
13,047
Constituency
Brent East

Councillors

Erica GbajumoLabour
Ryan Aaron HackLabour

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Key facts for NW2 4BE

Full postcodeNW2 4BE
Postcode districtNW2
BoroughLondon Borough of Brent
WardBrondesbury Park
Latitude51.545360
Longitude-0.213377
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