Brondesbury Park · Brent · Brent East constituency · 51.54744, -0.21402

NW2 4BH— Brondesbury Park, Brent

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

The practical family move

 

Schools 100%Safety 84/100Transport 41/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
64
Safety
84
Schools
60
Transport
41
Environment
60
Investment
45

The bottom line

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

Less suited to Car-free commuters.

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Location

NW2 4BH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+8.1% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for NW2 4BH

🛡️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 4BH 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 · 5 min walk

KS2: 109.7

—

Secondary

Queens Park Community School

Not yet inspected · Inspected Jan 2025 · 10 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 · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.4 incidents per 1,000 residents

Better than 63% of London
→ Stable

-36% vs borough

Crime by type

Anti-social behaviour25%
Other25%
Violence & sexual offences21%
Burglary15%
Vehicle crime8%
Theft5%
Drug offences1%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 1.5km

Crime is 24% below London average

Property

2 Jul

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£14,219/m²
Price per ft²£1,321/ft²
Avg floor area122.6 m²

EPC breakdown

B
1%
C
12%
D
20%

Based on 33 properties · Confidence: high

Street mix

Semi 48%Terraced 5%Detached 14%Flat 33%

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£306,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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

1995–2025 · CAGR

+8.2%

Total change

+956%

Market Activity

Price Velocity & Acceleration

Current Velocity

+251.1%

per year

Acceleration

+210.49

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £600k–£700k · 20 sales

Property Type Mix

Total: 20 sales

Detached15%
Semi-detached45%
Terraced5%
Flat/maisonette35%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£187k£570k+204.8%1.2
Post-dot-com plateau2003–2003£605k£605k+0%1
Pre-crash peak2006–2007£508k£550k+8.4%1.5
GFC & correction2008–2011£437k£1.44m+228.4%1
Help-to-Buy recovery2013–2015£1.41m£1.10m-22.2%1.5
Brexit uncertainty2018–2018£400k£400k+0%2
Pandemic surge2021–2021£563k£563k+0%2
Current market2025–2025£1.98m£1.98m+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+10.9% alpha

Flat/maisonette+10.9% α
Local
12%
District
1.1%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

19out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing14
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Willesden Green Underground StationJubilee line
6.7 min walk
Brondesbury Park

Nearby stations

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

26

Walkability score

6

Footpaths (500m)

0

Santander docks (800m)

1.8 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

27

Car parks (800m)

2

EV chargers (800m)

Nearest car park244m
Santander docks (800m)0
Nearest cycle dock1.8 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
NoiseLOW
none
Quieter 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 AONB1% green spaceTree canopy: 64%
Less green space than 97% 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

7 min walk

90%

Recommend GP

90%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 2.8 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

32

Parks (1km)

13

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Beer + Burger (522 m)

Nearest supermarketCo-op Food · 658 m
5 tennis courts1 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)

1.1km

Post office

Nearby shops

Sainsbury's Local512 m
The Co-operative Food516 m
GAIL's Bakery Willesden Green540 m
Galaxy Newsagents551 m

Nearby cafes

Mineiro Village519 m
Curly Coffee Bar521 m
Embresso543 m
Xoxo567 m

Nearby restaurants

Chicken cottage515 m
Pasha Shawarma517 m
Nest528 m
Big Bite548 m

Nearby pubs

Beer + Burger522 m
Angie's III666 m
The Windmill696 m
The Beaten Docket714 m

Nearby gyms

Brondesbury Bowls Club279 m
Nuffield Health Fitness & Wellbeing579 m
ZENW2689 m
The Maqam Centre1.1 km

Nearby pharmacies

Green Light Pharmacy631 m
Lever Medical Centre724 m
Akhtar Health Store923 m
Akhtar Pharmacy927 m

Nearby health

Walm Lane Clinic489 m
Mapesbury Medical Group553 m
Zental Dental Cricklewood684 m
Willesden Green Surgery728 m
Food hygiene (5-star)64% of 45

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
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

AGENO LTD
TAXI CITY LIMITED

Investment

Investment grade, yield and market outlook

45

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 score17/100
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

42

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,766m
Crossrail 2 route6,018m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,795 nationally

1,761

Est. population

9,088/km²

54%

Employed

50%

Degree educated

£45,400

Median income

7.5%

Claimant rate

Inner cityHigh densityRenters

32

Community stability

Age profile

20%
26%
23%
14%
17%
Under 1820%
18–3426%
35–4924%
50–6414%
65+17%

Tenure

18%
17%
45%
18%
Own outright18%
Own (mortgage)17%
Private rent45%
Social rent18%
Shared ownership1%
Rent free1%

Ethnicity

28%
23%
15%
16%
White British28%
White Other23%
Asian15%
Black12%
Mixed6%
Other16%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine16%
No car household50%
Unemployed4%
No qualifications21%

Housing tenure (Census 2021)

Private rent45%
Social rent18%

vs. London

Income vs London+8.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Planning apps (3 years)
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)
47
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
PARKSIDE COURT, 223, PARKSIDE COURT, 223, WILLESDEN LANE, NW2 5RJ31 homes
completed
2-8, 2-8, DEERHURST ROAD, NW218 homes
completed
68A, 68A, CHATSWORTH ROAD, NW2 4DG18 homes
completed
LAWNFIELD, LAWNFIELD, COVERDALE ROAD, NW217 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 4BH

Full postcodeNW2 4BH
Postcode districtNW2
BoroughLondon Borough of Brent
WardBrondesbury Park
Latitude51.547438
Longitude-0.214017
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