Willesden Green · Brent · Brent East constituency · 51.55401, -0.22906

NW2 4NA— Willesden Green, Brent

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

The family fortress

 

Schools 100%Safety 75/100Transport 35/100~3% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
58
Safety
75
Schools
60
Transport
35
Environment
81
Investment
39

The bottom line

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

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW2 4NA

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 4NA

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How NW2 4NA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Gladstone Park Primary School

Not yet inspected · 4 min walk

KS2: 105.8

—

Secondary

Menorah High School for Girls

Not yet inspected · 15 min walk

P8: +1.61A8: 69.2

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 24 min walk

8 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

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£8,146/m²
Price per ft²£757/ft²
Avg floor area92.1 m²

EPC breakdown

B
2%
C
10%
D
28%
E
7%
F
1%

Based on 48 properties · Confidence: high

Street mix

Semi 22%Terraced 3%Flat 73%Other 3%

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£230,250
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)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,952
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.1%

Total change

+675%

Market Activity

Price Velocity & Acceleration

Current Velocity

-35.9%

per year

Acceleration

-58.22

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £75k–£100k · 76 sales

Property Type Mix

Total: 76 sales

Semi-detached22.4%
Terraced2.6%
Flat/maisonette75%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£132k+120%3.7
Post-dot-com plateau2001–2004£170k£250k+46.9%3
Pre-crash peak2005–2007£218k£520k+138.5%2.3
GFC & correction2008–2011£310k£704k+126.9%2.3
Help-to-Buy recovery2013–2016£380k£493k+29.7%3.7
Brexit uncertainty2017–2019£497k£560k+12.7%1.3
Pandemic surge2020–2021£500k£653k+30.5%3
Rate-rise correction2022–2022£593k£593k+0%2
Current market2024–2025£725k£465k-35.9%2.5

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.9% alpha

Weakest performer

Semi-detached

+1% alpha

Flat/maisonette+1.9% α
Local
8.4%
District
6.5%
Semi-detached+1% α
Local
5.6%
District
4.6%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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
8.5 min walk
Brent Cross West Station

Nearby stations

Dollis Hill Underground StationJubilee
9 min walk
Willesden Green Underground StationJubilee · Metropolitan
9 min walk
Neasden Underground StationJubilee
18 min walk
Brent Cross West StationNational Rail
20 min walk
Kilburn Underground StationJubilee
24 min walk
No bus stops within 400m

21

Walkability score

67

Footpaths (500m)

0

Santander docks (800m)

2.7 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park235m
Santander docks (800m)0
Nearest cycle dock2.7 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

69%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed378 Mbps
Median download384 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: 21.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 89% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.8 km away✗ Not Green Belt✗ Not AONB66% green spaceTree canopy: 43%
More green space than 99% of London

Nearest SSSI: Brent Reservoir SSSI — 2.3 km

Energy

Solar: 851 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: UNKNOWN LITHOLOGY

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 1

Landslide susceptibility: Low

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

10 min walk

89%

Recommend GP

89%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

Nearest hospitalSt Charles' Hospital · 3.6 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

7

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Lula's (738 m)

Nearest supermarketWing Yip · 1.5 km

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

Greengrocer644 m
Munro's675 m
Wine & Vape Hub738 m
Brazil BR Market751 m

Nearby cafes

Pavilion Cafe173 m
Costa Coffee734 m
Marina Cafe736 m
Curly Coffee Bar754 m

Nearby restaurants

Manon Grill654 m
Sanzio720 m
Spoon & rice729 m
Kadiri's736 m

Nearby pubs

Lula's738 m
Angie's III766 m
Flynn's798 m
Beer + Burger802 m

Nearby gyms

ZENW2806 m

Nearby health

Park Avenue Dental Care311 m
Walm Lane Clinic786 m
Food hygiene (5-star)69% of 36

Business

Local businesses registered here

Active businesses
22
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
20
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Registered businesses

197 MELROSE LIMITED
199 MELROSE AVENUE (MANAGEMENT) LIMITED
A TO Z 4YOU LTD
ARTISTIC MONKEY BEAUTY LIMITED
AV-VIII LIMITED

+15 more

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

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
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

37.1

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,040m
Crossrail 2 route7,260m

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)
4
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
61
Largest scheme
109 homes · FORMER WILLIAM GLADSTONE SCHOOL, FORMER WILLIAM GLADSTONE SCHOOL, PARKSIDE ROAD, NW2
Pipeline pressure
NONE

Named schemes (500m)

Willesden Green Garage, St Pauls Avenue, London, NW2 5TG76 homes
completed
MELROSE HOUSE UNIT FOR M H 201, MELROSE HOUSE UNIT FOR M H 201, Melrose Avenue, NW2 4NA21 homes
completed
CRICKLEWOOD BAPTIST CHURCH, CRICKLEWOOD BAPTIST CHURCH, SNEYD ROAD, NW2 6AP14 homes
completed
Oman Avenue Garages, Oman Avenue Garages, Oman Avenue, London, NW2 6BB7 homes
completed
131 Melrose Avenue, London, NW2 4LY6 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 4NA

Full postcodeNW2 4NA
Postcode districtNW2
BoroughLondon Borough of Brent
WardWillesden Green
Latitude51.554006
Longitude-0.229064
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