Brondesbury Park · Brent · Brent East constituency · 51.54689, -0.21355

NW2 4DD— Brondesbury Park, Brent

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

The practical family move

 

Schools 100%Safety 84/100Transport 41/100Low yield 3.43%

Best for: Families

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
62
Safety
84
Schools
60
Transport
41
Environment
61
Investment
56

The bottom line

NW2 4DD 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 4DD

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 4DD

🛡️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 4DD 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 · 4 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 16 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

Prices, sales volume and market trends

Avg floor area139.2 m²

EPC breakdown

B
2%
C
3%
D
4%
F
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 58%Flat 42%

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£348,000
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

2002–2023 · CAGR

+-0.1%

Total change

-1%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.6%

per year

Acceleration

-13.87

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached58.3%
Flat/maisonette41.7%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£690k£690k+0%1
Pre-crash peak2005–2005£1.29m£1.29m+0%1
GFC & correction2010–2010£1.07m£1.07m+0%1
Help-to-Buy recovery2014–2014£1.80m£1.80m+0%1
Pandemic surge2020–2021£1.69m£838k-50.4%2
Rate-rise correction2022–2023£815k£680k-16.6%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-24.1% alpha

Flat/maisonette-24.1% α
Local
-17.9%
District
6.2%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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
7.3 min walk
Brondesbury Park

Nearby stations

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

22

Walkability score

8

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

25

Car parks (800m)

2

EV chargers (800m)

Nearest car park175m
Santander docks (800m)0
Nearest cycle dock1.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

62%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed346 Mbps
Median download356 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 AONB3% green spaceTree canopy: 52%
Less green space than 83% of London

Nearest SSSI: Brent Reservoir SSSI — 3.6 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

7

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

31

Parks (1km)

7

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Beer + Burger (571 m)

Nearest supermarketCo-op Food · 706 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)

1.2km

Post office

Nearby shops

Sainsbury's Local563 m
The Co-operative Food576 m
GAIL's Bakery Willesden Green588 m
Galaxy Newsagents601 m

Nearby cafes

Mineiro Village580 m
Curly Coffee Bar582 m
Embresso594 m
Xoxo611 m

Nearby restaurants

Chicken cottage573 m
Pasha Shawarma577 m
Nest583 m
Big Bite598 m

Nearby pubs

Beer + Burger571 m
Angie's III707 m
The Windmill750 m
The Beaten Docket766 m

Nearby gyms

Brondesbury Bowls Club242 m
Nuffield Health Fitness & Wellbeing582 m
ZENW2725 m
Christ Church Primary School Sportsgrounds899 m

Nearby pharmacies

Green Light Pharmacy676 m
Lever Medical Centre778 m
Akhtar Health Store984 m
Akhtar Pharmacy988 m

Nearby health

Walm Lane Clinic552 m
Mapesbury Medical Group588 m
Zental Dental Cricklewood737 m
Willesden Green Surgery796 m
Food hygiene (5-star)65% of 34

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

CENTRE FOR EDUCATION SYSTEMS CIC
THIRTEEN MAPESBURY ROAD LIMITED

Investment

Investment grade, yield and market outlook

56

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 score15/100
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

28.5

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,704m
Crossrail 2 route5,966m

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
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
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
PARKSIDE COURT, 223, PARKSIDE COURT, 223, WILLESDEN LANE, NW2 5RJ31 homes
completed
68A, 68A, CHATSWORTH ROAD, NW2 4DG18 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 4DD

Full postcodeNW2 4DD
Postcode districtNW2
BoroughLondon Borough of Brent
WardBrondesbury Park
Latitude51.546891
Longitude-0.213548
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