Willesden Green · Brent · Brent East constituency · 51.55134, -0.22444

NW2 4LS— Willesden Green, Brent

Location and area intelligence for NW2 4LS, Willesden Green, Brent

Strong, well-rated schools nearby

 

Schools 100%Safety 75/100Transport 42/100Low yield 3.43%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
61
Safety
75
Schools
100
Transport
42
Environment
60
Investment
49

The bottom line

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

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW2 4LS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+8.3% vs London avg
vs London crime+57.0% vs London avg

Deep-dive guides for NW2 4LS

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How NW2 4LS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Convent of Jesus and Mary RC Infant School

Outstanding · Inspected Dec 2023 · 5 min walk

—

Secondary

Queens Park Community School

Not yet inspected · Inspected Jan 2025 · 16 min walk

P8: +0.09A8: 49.9

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

102.3 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+33% vs borough

Crime by type

Anti-social behaviour27%
Violence & sexual offences26%
Other26%
Vehicle crime6%
Theft4%
Robbery4%
Burglary4%
Drug offences3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 1.2km

Crime is +57% above London average

Property

Prices, sales volume and market trends

Avg floor area100.8 m²

EPC breakdown

C
7%
D
10%

Based on 17 properties · Confidence: medium

Street mix

Terraced 57%Flat 43%

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£252,000
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 DAnnual charge £1,952
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+7.9%

Total change

+672%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.2%

per year

Acceleration

-200.62

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £150k–£175k · 21 sales

Property Type Mix

Total: 21 sales

Terraced57.1%
Flat/maisonette42.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£128k£294k+129.3%2.2
Post-dot-com plateau2001–2004£155k£269k+73.8%1.5
Pre-crash peak2005–2007£480k£320k-33.3%1
GFC & correction2010–2010£363k£363k+0%1
Brexit uncertainty2017–2017£1.06m£1.06m+0%1
Rate-rise correction2023–2023£988k£988k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-2.9% alpha

Terraced-2.9% α
Local
14.1%
District
17%

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

Buyer vs Seller Score

Composite market conditions index 0–100

59out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing2
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Willesden Green StationMetropolitan line
3.3 min walk
Cricklewood

Nearby stations

Willesden Green Underground StationJubilee · Metropolitan
4 min walk
Dollis Hill Underground StationJubilee
13 min walk
CricklewoodNational Rail
14 min walk
Kilburn Underground StationJubilee
18 min walk
Brondesbury Park Rail StationMildmay
19 min walk
No bus stops within 400m

39

Walkability score

130

Footpaths (500m)

0

Santander docks (800m)

2.3 km

Nearest cycle dock

Central London commute times

London Bridge ★42 min
Victoria44 min ↑
Waterloo44 min ↑
Canary Wharf52 min ↑
City49 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

16

Car parks (800m)

2

EV chargers (800m)

Nearest car park397m
Santander docks (800m)0
Nearest cycle dock2.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

83%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed431 Mbps
Median download419 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: 5.4 km away✗ Not Green Belt✗ Not AONB0% green spaceTree canopy: 70%
Less green space than 100% of London

Nearest SSSI: Brent Reservoir SSSI — 2.7 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): 2

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

WALM LANE SURGERY

114 WALM LANE, NW2 4RT

4 min walk

89%

Recommend GP

89%

Overall GP experience

6

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 3.3 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

21

Parks (1km)

19

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 920 m
5 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
981 licensed premises in borough386 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

868m

Post office

Nearby shops

The Co-operative Food327 m
Galaxy Newsagents347 m
Sainsbury's Local365 m
GAIL's Bakery Willesden Green369 m

Nearby cafes

Curly Coffee Bar323 m
Mineiro Village324 m
Embresso343 m
Xoxo380 m

Nearby restaurants

Sanzio283 m
Pasha Shawarma326 m
Chicken cottage330 m
Nest333 m

Nearby pubs

Beer + Burger368 m
Angie's III373 m
Lula's498 m
Flynn's640 m

Nearby gyms

ZENW2428 m
Nuffield Health Fitness & Wellbeing746 m
Manor health clubq1.0 km

Nearby pharmacies

Richard & Curtis955 m

Nearby health

Park Avenue Dental Care272 m
Walm Lane Clinic360 m
Willesden Green Surgery587 m
Cricklewood Dental857 m
Food hygiene (5-star)73% of 86

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

AKORFA AND CO LIMITED
ED GROUP LONDON LTD

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

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

34.4

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,606m
Crossrail 2 route6,849m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,117 nationally

1,799

Est. population

12,122/km²

65%

Employed

53%

Degree educated

£45,500

Median income

6.6%

Claimant rate

SuburbanHigh densityEstablished mixed

40

Community stability

Age profile

23%
26%
23%
17%
Under 1823%
18–3426%
35–4923%
50–6417%
65+11%

Tenure

18%
25%
32%
24%
Own outright18%
Own (mortgage)25%
Private rent32%
Social rent24%
Shared ownership1%

Ethnicity

28%
25%
14%
White British28%
White Other25%
Asian14%
Black12%
Mixed12%
Other10%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine16%
No car household49%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Private rent32%
Social rent24%

vs. London

Income vs London+8.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
68
Largest scheme
95 homes · Willesden Green Library Centre, 95, Willesden Green Library Centre, 95, High Road, Brondesbury Park & Grange Road, NW10 2SF
Pipeline pressure
NONE

Named schemes (500m)

Willesden Green Garage, St Pauls Avenue, London, NW2 5TG76 homes
completed
54-60, 54-60, BLENHEIM GARDENS, NW2 4NT38 homes
completed
RUTLAND PARK MANSIONS (1-42), RUTLAND PARK MANSIONS (1-42), RUTLAND PARK, WALM LANE, NW2 4RG36 homes
completed
290-294, 290-294, WILLESDEN LANE, NW226 homes
completed
Electric House, 296 & 296A, Electric House, 296 & 296A, Willesden Lane, NW2 5HZ25 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.4%
Election year
2022
MP
Dawn Butler (Labour)
MP majority
13,047
Constituency
Brent East

Councillors

Janice Elizabeth LongLabour
Saqlain Aftab ChoudryLabour
Tom MillerLabour

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Key facts for NW2 4LS

Full postcodeNW2 4LS
Postcode districtNW2
BoroughLondon Borough of Brent
WardWillesden Green
Latitude51.551337
Longitude-0.224437
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