Brondesbury Park · Brent · Brent East constituency · 51.54629, -0.20884

NW2 4BP— Brondesbury Park, Brent

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

The practical family move

 

Schools 100%Safety 76/100Transport 54/100Low yield 3.43%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
62
Safety
76
Schools
90
Transport
54
Environment
60
Investment
58

The bottom line

NW2 4BP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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 4BP

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 4BP

🛡️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 4BP 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 · 3 min walk

KS2: 109.7

★★

Secondary

Hampstead School

Good · Inspected Apr 2023 · 13 min walk

P8: -0.42A8: 41.5

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 21 min walk

6 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 · 1.3km

Crime is +48% above London average

Property

Prices, sales volume and market trends

Avg floor area75.8 m²

EPC breakdown

B
1%
C
3%
D
5%
E
1%

Based on 10 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

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£189,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsSolid brick, 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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2014 · CAGR

+9.4%

Total change

+284%

Market Activity

Price Velocity & Acceleration

Current Velocity

+63.6%

per year

Acceleration

+51.74

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £100k–£125k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£106k£136k+27.8%2
Post-dot-com plateau2004–2004£223k£223k+0%1
Pre-crash peak2006–2006£249k£249k+0%1
Help-to-Buy recovery2014–2014£408k£408k+0%1

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
Trend Position75

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
3.7 min walk
Brondesbury Park

Nearby stations

Kilburn Underground StationJubilee
4 min walk
Brondesbury Rail StationMildmay
6 min walk
Brondesbury Park Rail StationMildmay
8 min walk
Brondesbury ParkNational Rail
8 min walk
Willesden Green Underground StationJubilee · Metropolitan
12 min walk
No bus stops within 400m

29

Walkability score

35

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

22

Car parks (800m)

0

EV chargers (800m)

Nearest car park236m
Santander docks (800m)0
Nearest cycle dock1.6 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 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: 4.2 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 70%
Less green space than 97% of London

Nearest SSSI: Brent Reservoir SSSI — 3.8 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

6

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 2.7 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

18

Parks (1km)

8

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: North London Tavern (442 m)

Nearest supermarketCo-op Food · 758 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)

780m

Post office

Nearby shops

The Corner Shop601 m
International Food Centre700 m
Kilburn Food Market760 m
Lan 2000 kompressor Ltd763 m

Nearby cafes

Costa330 m
Wok Box330 m
Opa! Greek Bakery & Patisserie337 m
Piccolo436 m

Nearby restaurants

Woodoven Pizza397 m
Peri Peri Original455 m
Chicken Cottage459 m
Ciao Ciao477 m

Nearby pubs

North London Tavern442 m
Wingmans483 m
Brondes Age495 m
The Kilburn Arms665 m

Nearby gyms

Brondesbury Bowls Club113 m
Christ Church Primary School Sportsgrounds644 m
Fitness First1.1 km
Absolutely1.1 km

Nearby pharmacies

Green Light Pharmacy711 m
Lever Medical Centre858 m
Akhtar Health Store1.1 km
Akhtar Pharmacy1.1 km

Nearby health

Mapesbury Medical Group584 m
Zental Dental Cricklewood820 m
Willesden Green Surgery999 m
Food hygiene (5-star)62% of 63

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

DOWN TO THE WIRE PRODUCTIONS LTD
MALAKIN TRADING LTD

Investment

Investment grade, yield and market outlook

58

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 score16/100
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

36.4

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,401m
Crossrail 2 route5,637m

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
Planning apps (12 months)
1
Planning apps (3 years)
3
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)

5 Ex Manor School, 5 Ex Manor School, The Avenue, NW6 7YG74 homes
completed
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

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 4BP

Full postcodeNW2 4BP
Postcode districtNW2
BoroughLondon Borough of Brent
WardBrondesbury Park
Latitude51.546289
Longitude-0.208841
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