Cricklewood & Mapesbury · Brent · Brent East constituency · 51.54765, -0.20903

NW2 4ET— Cricklewood & Mapesbury, Brent

Location and area intelligence for NW2 4ET, Cricklewood & Mapesbury, Brent

The practical family move

 

Schools 100%Safety 83/100Transport 59/100~3% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
68
Safety
83
Schools
90
Transport
59
Environment
60
Investment
49

The bottom line

NW2 4ET offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

NW2 4ET

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+8.1% vs London avg
vs London crime-17.0% vs London avg

Deep-dive guides for NW2 4ET

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How NW2 4ET 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 · 5 min walk

KS2: 109.7

★★

Secondary

Hampstead School

Good · Inspected Apr 2023 · 12 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 · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.2 incidents per 1,000 residents

Better than 59% of London
→ Stable

-30% vs borough

Crime by type

Other26%
Violence & sexual offences20%
Anti-social behaviour17%
Vehicle crime13%
Drug offences10%
Theft7%
Burglary5%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 1.2km

Crime is 17% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£18,696/m²
Price per ft²£1,737/ft²
Avg floor area64 m²

EPC breakdown

C
24%
D
31%
E
16%
F
4%

Based on 75 properties · Confidence: high

Street mix

Semi 2%Detached 12%Flat 84%Other 2%

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£160,000
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)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,735
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+12%

Total change

+2913%

Market Activity

Price Velocity & Acceleration

Current Velocity

+201.3%

per year

Acceleration

+185.39

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £150k–£175k · 83 sales

Property Type Mix

Total: 83 sales

Detached12%
Semi-detached2.4%
Flat/maisonette85.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£167k+178.3%4
Post-dot-com plateau2001–2004£198k£307k+55.4%3.8
Pre-crash peak2005–2007£220k£500k+127.2%2
GFC & correction2008–2012£368k£705k+91.8%1.8
Help-to-Buy recovery2013–2016£358k£533k+49%2.8
Brexit uncertainty2017–2019£465k£570k+22.6%2
Pandemic surge2020–2021£541k£920k+70%2.5
Rate-rise correction2022–2023£435k£518k+19%2.5
Current market2024–2025£600k£1.81m+201.3%2

Price Trajectory by Type

DetachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.2% alpha

Weakest performer

Detached

-1.3% alpha

Flat/maisonette-0.2% α
Local
6.6%
District
6.8%
Detached-1.3% α
Local
6.5%
District
7.8%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

24out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing10
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

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

32

Walkability score

24

Footpaths (500m)

0

Santander docks (800m)

1.7 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

20

Car parks (800m)

0

EV chargers (800m)

Nearest car park234m
Santander docks (800m)0
Nearest cycle dock1.7 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed490 Mbps
Median download446 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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.3 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 52%
Less green space than 95% 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

5 min walk

90%

Recommend GP

90%

Overall GP experience

7

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

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

22

Parks (1km)

12

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: North London Tavern (504 m)

Nearest supermarketCo-op Food · 607 m
1 tennis courts2 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)

695m

Post office

Nearby shops

International Food Centre548 m
Lan 2000 kompressor Ltd613 m
Budgens646 m
Ily's Supermarket665 m

Nearby cafes

Wok Box337 m
Opa! Greek Bakery & Patisserie345 m
Costa347 m
Piccolo481 m

Nearby restaurants

Woodoven Pizza445 m
Peri Peri Original518 m
Chicken Cottage523 m
Ciao Ciao534 m

Nearby pubs

North London Tavern504 m
Wingmans541 m
Brondes Age556 m
The Mill648 m

Nearby gyms

Brondesbury Bowls Club105 m
Christ Church Primary School Sportsgrounds785 m
Brondesbury Sports Club1.1 km

Nearby pharmacies

Green Light Pharmacy559 m
Lever Medical Centre708 m
Akhtar Health Store960 m
Akhtar Pharmacy964 m

Nearby health

Mapesbury Medical Group432 m
Zental Dental Cricklewood670 m
Walm Lane Clinic785 m
Willesden Green Surgery869 m
Food hygiene (5-star)63% of 60

Business

Local businesses registered here

Active businesses
19
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Registered businesses

17 DARTMOUTH ROAD LIMITED
2 BUBBLY GALS LTD
23 DARTMOUTH ROAD NW2 LIMITED
3 DARTMOUTH ROAD RESIDENTS ASSOCIATION LIMITED
41 DARTMOUTH ROAD LIMITED

+14 more

Investment

Investment grade, yield and market outlook

49

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 score18/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months1

Rental market

Very High

Demand

Very 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

55.2

Price growth score

C
Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,503m
Crossrail 2 route5,705m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,854 nationally

1,937

Est. population

26,667/km²

61%

Employed

54%

Degree educated

£45,400

Median income

7.6%

Claimant rate

Urban coreVery high densityMixed

32

Community stability

Age profile

20%
34%
21%
16%
Under 1820%
18–3434%
35–4921%
50–6416%
65+9%

Tenure

14%
38%
36%
Own outright11%
Own (mortgage)14%
Private rent38%
Social rent36%
Shared ownership1%
Rent free0%

Ethnicity

20%
22%
23%
14%
White British20%
White Other22%
Asian12%
Black23%
Mixed9%
Other14%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine16%
No car household56%
Unemployed6%
No qualifications16%

Housing tenure (Census 2021)

Private rent38%
Social rent36%

vs. London

Income vs London+8.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
1
Planning apps (12 months)
1
Planning apps (3 years)
5
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
46
Largest scheme
74 homes · 5 Ex Manor School, 5 Ex Manor School, The Avenue, NW6 7YG
Pipeline pressure
NONE

Named schemes (500m)

TELEPHONE HOUSE, 1-15, TELEPHONE HOUSE, 1-15, SHOOT UP HILL, NW2 3BA31 homes
completed
13, 13, Christchurch Avenue, NW6 7QP14 homes
completed
1-4, 1-4, CHRISTCHURCH TERRACE, CHRISTCHURCH AVENUE, NW612 homes
completed
SUMMIT COURT GARAGES, SUMMIT COURT GARAGES, Shoot Up Hill, NW2 3PY11 homes
completed
JUBILEE BUSINESS CENTRE, JUBILEE BUSINESS CENTRE, Exeter Road, NW2 3UQ8 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
31.4%
Election year
2022
MP
Dawn Butler (Labour)
MP majority
13,047
Constituency
Brent East

Councillors

Tariq DarLabour
Gwen GrahlLabour

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Key facts for NW2 4ET

Full postcodeNW2 4ET
Postcode districtNW2
BoroughLondon Borough of Brent
WardCricklewood & Mapesbury
Latitude51.547650
Longitude-0.209033
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