Willesden Green · Brent · Brent East constituency · 51.55188, -0.22071

NW2 4NR— Willesden Green, Brent

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

The practical family move

 

Schools 100%Safety 78/100Transport 46/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
63
Safety
78
Schools
60
Transport
46
Environment
60
Investment
45

The bottom line

NW2 4NR offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

NW2 4NR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+8.3% vs London avg
vs London crime+23.0% vs London avg

Deep-dive guides for NW2 4NR

🛡️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 4NR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Anson Primary School

Not yet inspected · 3 min walk

KS2: 105.3

—

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 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

79.8 incidents per 1,000 residents

Higher crime than 61% of London
→ Stable

+3% vs borough

Crime by type

Other31%
Anti-social behaviour19%
Violence & sexual offences19%
Vehicle crime14%
Theft7%
Drug offences4%
Robbery4%
Burglary3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 1.4km

Crime is +23% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£3,467/m²
Price per ft²£322/ft²
Avg floor area63.5 m²

EPC breakdown

C
27%
D
16%
E
4%
F
1%

Based on 48 properties · Confidence: high

Street mix

Semi 3%Terraced 24%Detached 3%Flat 71%

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£158,750
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+3.9%

Total change

+217%

Market Activity

Price Velocity & Acceleration

Current Velocity

-65.0%

per year

Acceleration

-65.37

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £600k–£700k · 34 sales

Property Type Mix

Total: 34 sales

Detached2.9%
Semi-detached2.9%
Terraced23.5%
Flat/maisonette70.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£71k£185k+160.6%1.8
Post-dot-com plateau2001–2003£250k£300k+20%3.7
Pre-crash peak2005–2007£558k£287k-48.5%2
GFC & correction2010–2010£530k£530k+0%2
Help-to-Buy recovery2013–2014£895k£800k-10.6%1
Brexit uncertainty2018–2018£640k£640k+0%2
Current market2024–2025£643k£225k-65%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.7% alpha

Flat/maisonette+1.7% α
Local
10%
District
8.3%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing1
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
3.5 min walk
Cricklewood

Nearby stations

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

36

Walkability score

60

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

20

Car parks (800m)

2

EV chargers (800m)

Nearest car park293m
Santander docks (800m)0
Nearest cycle dock2.3 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 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: 5.2 km away✗ Not Green Belt✗ Not AONB0% green spaceTree canopy: 70%
Less green space than 99% of London

Nearest SSSI: Brent Reservoir SSSI — 2.8 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): 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

2 min walk

89%

Recommend GP

89%

Overall GP experience

7

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 3.3 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

20

Parks (1km)

18

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

8

Sports (1km)

4

Convenience

Nearest supermarketCo-op Food · 709 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)

669m

Post office

Nearby shops

The Co-operative Food240 m
Sainsbury's Local342 m
Galaxy Newsagents357 m
GAIL's Bakery Willesden Green379 m

Nearby cafes

Curly Coffee Bar214 m
Mineiro Village223 m
Embresso342 m
Xoxo415 m

Nearby restaurants

Pasha Shawarma233 m
Chicken cottage252 m
Sanzio263 m
Nest302 m

Nearby pubs

Beer + Burger358 m
Angie's III472 m
McGovern's619 m
The Windmill630 m

Nearby gyms

ZENW2537 m
Nuffield Health Fitness & Wellbeing776 m
Manor health clubq931 m

Nearby pharmacies

Akhtar Health Store639 m
Akhtar Pharmacy640 m
Lever Medical Centre659 m
Green Light Pharmacy727 m

Nearby health

Walm Lane Clinic216 m
Willesden Green Surgery335 m
Park Avenue Dental Care536 m
Cricklewood Dental634 m
Food hygiene (5-star)70% of 93

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

183 SHIRLAND ROAD FLAT MANAGEMENT COMPANY LIMITED
EUROCROSS LIMITED
GOLD HARVESTER TECHNOLOGIES LTD
N1 REMOVAL LTD
RAVEN CORP LTD

+2 more

Investment

Investment grade, yield and market outlook

45

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

High

Demand

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

51.3

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,433m
Crossrail 2 route6,634m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,535 nationally

1,379

Est. population

19,233/km²

62%

Employed

53%

Degree educated

£45,500

Median income

6.8%

Claimant rate

Inner cityVery high densityRenters

30

Community stability

Age profile

15%
27%
23%
22%
Under 1815%
18–3427%
35–4923%
50–6422%
65+13%

Tenure

16%
45%
24%
Own outright13%
Own (mortgage)16%
Private rent45%
Social rent24%
Shared ownership2%

Ethnicity

28%
28%
14%
White British28%
White Other28%
Asian14%
Black11%
Mixed7%
Other11%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine16%
No car household57%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent45%
Social rent24%

vs. London

Income vs London+8.3%

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)
81
Largest scheme
67 homes · THE HEATHFIELD CLUB, 111, THE HEATHFIELD CLUB, 111, BRONDESBURY PARK, NW2
Pipeline pressure
NONE

Named schemes (500m)

NIGHT CLUB & MEETING ROOMS, NIGHT CLUB & MEETING ROOMS, WALM LANE, NW254 homes
completed
110 Walm Lane, London, NW2 4RS48 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

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 4NR

Full postcodeNW2 4NR
Postcode districtNW2
BoroughLondon Borough of Brent
WardWillesden Green
Latitude51.551883
Longitude-0.220709
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