Brondesbury Park · Brent · Brent East constituency · 51.54614, -0.20765

NW2 4BN— Brondesbury Park, Brent

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

The practical family move

 

Schools 100%Safety 76/100Transport 55/100Low yield 2.90%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
66
Safety
76
Schools
90
Transport
55
Environment
60
Investment
42

The bottom line

NW2 4BN offers exceptional schools (100% Good/Outstanding) and low crime at £662,500 median — strong value for Families who can accept its trade-offs.

The catch: 5 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

NW2 4BN

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 avg price+27.4% vs London avg
vs London income+8.1% vs London avg
vs London crime+48.0% vs London avg

Deep-dive guides for NW2 4BN

🛡️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 4BN 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 · 4 min walk

KS2: 109.7

★★

Secondary

Hampstead School

Good · Inspected Apr 2023 · 14 min walk

P8: -0.42A8: 41.5

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

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 20 min walk

7 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 1.2km

Crime is +48% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£662,500

Median sale price

Above London median by 27%

£662,500 is 27% above the London median (£520,000)

+33.7%

This year

Flat

Dominant type

Price history

5-year change
+14.8%
Sales (24 months)6
New build0.0%
Avg flat£662,500
Price per m²£6,908/m²
Price per ft²£642/ft²
Avg floor area99.3 m²

EPC breakdown

B
1%
C
8%
D
14%
E
4%

Based on 27 properties · Confidence: medium

Street mix

Semi 4%Flat 96%

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

Stamp duty

Standard buyer£20,625
First-time buyerFTB
£20,625
Additional propertyBTL/2nd
£40,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

14.6×

Price-to-income

£3,314/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£248,250
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingPartial double glazing
Council tax band Band CAnnual charge £1,735
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.8%

Total change

+938%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.9%

per year

Acceleration

+60.54

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £500k–£600k · 49 sales

Property Type Mix

Total: 49 sales

Semi-detached4.1%
Flat/maisonette95.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£210k+223.1%2.7
Post-dot-com plateau2001–2004£283k£380k+34.5%2
Pre-crash peak2005–2007£315k£405k+28.6%2
GFC & correction2009–2011£605k£450k-25.6%1
Help-to-Buy recovery2013–2015£740k£443k-40.2%1
Brexit uncertainty2018–2019£718k£518k-27.8%2
Pandemic surge2021–2021£577k£577k+0%1
Rate-rise correction2022–2022£642k£642k+0%3
Current market2024–2026£1.02m£675k-34.1%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.2% alpha

Flat/maisonette+1.2% α
Local
7.6%
District
6.4%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Kilburn Underground StationJubilee line
2.9 min walk
Brondesbury

Nearby stations

Kilburn Underground StationJubilee
3 min walk
Brondesbury Rail StationMildmay
5 min walk
BrondesburyNational Rail
5 min walk
Brondesbury Park Rail StationMildmay
8 min walk
Willesden Green Underground StationJubilee · Metropolitan
13 min walk
No bus stops within 400m

30

Walkability score

44

Footpaths (500m)

0

Santander docks (800m)

1.6 km

Nearest cycle dock

Central London commute times

London Bridge ★34 min
Victoria37 min ↓
Waterloo37 min ↓
Canary Wharf44 min ↓
City41 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 park247m
Santander docks (800m)0
Nearest cycle dock1.6 km

Connectivity

Broadband and mobile coverage

97%

Full fibre

23%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed194 Mbps
Median download212 Mbps
Superfast coverage97%
All operators 5G96%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 4.1 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 64%
Less green space than 97% of London

Nearest SSSI: Hampstead Heath Woods 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

8 min walk

90%

Recommend GP

90%

Overall GP experience

5

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 2.7 km
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

23

Parks (1km)

18

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: North London Tavern (358 m)

Nearest supermarketCo-op Food · 793 m
2 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)

736m

Post office

Nearby shops

The Corner Shop556 m
Kilburn Food Market681 m
International Food Centre732 m
Londis739 m

Nearby cafes

Costa255 m
Wok Box258 m
Opa! Greek Bakery & Patisserie264 m
Piccolo353 m

Nearby restaurants

Woodoven Pizza314 m
Peri Peri Original370 m
Chicken Cottage374 m
Ciao Ciao393 m

Nearby pubs

North London Tavern358 m
Wingmans398 m
Brondes Age411 m
The Black Lion606 m

Nearby gyms

Brondesbury Bowls Club191 m
Christ Church Primary School Sportsgrounds592 m
Fitness First1.0 km
Absolutely1.0 km

Nearby pharmacies

Green Light Pharmacy744 m
Lever Medical Centre897 m

Nearby health

Mapesbury Medical Group613 m
Zental Dental Cricklewood860 m
Food hygiene (5-star)55% of 74

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

2 CHATSWORTH ROAD LIMITED
6 CHATSWORTH ROAD LIMITED
NBC NOUVELLE COMPANY LTD

Investment

Investment grade, yield and market outlook

42

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
2.9% (low)London avg: 3.8%Below average yield — bottom 65%
Gentrification score22/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months4

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

61

Price growth score

C
Low

New supply risk

High investment qualityExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,325m
Crossrail 2 route5,554m

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%
Price vs London+27.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Planning apps (12 months)
1
Planning apps (3 years)
9
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)
5

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
49
Largest scheme
74 homes · 5 Ex Manor School, 5 Ex Manor School, The Avenue, NW6 7YG
Pipeline pressure
NONE

Named schemes (500m)

WOODLANDS HOUSE (1-32), WOODLANDS HOUSE (1-32), CHRISTCHURCH AVENUE, NW638 homes
completed
52, 52, CHRISTCHURCH AVENUE, NW6 7BH32 homes
completed
TELEPHONE HOUSE, 1-15, TELEPHONE HOUSE, 1-15, SHOOT UP HILL, NW2 3BA31 homes
completed
161-163, 161-163, WILLESDEN LANE, NW6 7YJ22 homes
completed
13, 13, Christchurch Avenue, NW6 7QP14 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£662,500)

£20,625

Standard buyer

£20,625

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for NW2 4BN

Full postcodeNW2 4BN
Postcode districtNW2
BoroughLondon Borough of Brent
WardBrondesbury Park
Latitude51.546136
Longitude-0.207650
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