Willesden Green · Brent · Brent East constituency · 51.55088, -0.22225

NW2 4NS— Willesden Green, Brent

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

The practical family move

 

Schools 100%Safety 78/100Transport 47/100Low yield 2.51%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
60
Safety
78
Schools
60
Transport
47
Environment
60
Investment
44

The bottom line

NW2 4NS offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £764,975 median — strong value for Families who can accept its trade-offs.

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

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Location

NW2 4NS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+47.1% vs London avg
vs London income+8.3% vs London avg
vs London crime+23.0% vs London avg

Deep-dive guides for NW2 4NS

🛡️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 4NS 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 · 5 min walk

KS2: 105.3

—

Secondary

Queens Park Community School

Not yet inspected · Inspected Jan 2025 · 15 min walk

P8: +0.09A8: 49.9

100% of local schools rated Good or Outstanding · based on 11 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

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)

Fire risk

LOW

Risk band

1

Incidents (1yr)

3

Incidents (5yr)

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

Crime is +23% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£764,975

Median sale price

Top 25% — 47% above London median

£764,975 is 47% above the London median (£520,000)

+67.0%

This year

Flat

Dominant type

Price history

5-year change
-10.0%
Sales (24 months)6
New build0.0%
Avg terraced£1,550,000
Avg flat£749,950
Price per m²£10,119/m²
Price per ft²£940/ft²
Avg floor area77 m²

EPC breakdown

C
28%
D
35%
E
8%
F
1%

Based on 72 properties · Confidence: high

Street mix

Semi 4%Terraced 5%Detached 1%Flat 87%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

Stamp duty

Standard buyer£25,749
First-time buyerFTB
£25,749
Additional propertyBTL/2nd
£48,698

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

16.8×

Price-to-income

£3,827/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£192,500
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

1995–2026 · CAGR

+7.2%

Total change

+772%

Market Activity

Price Velocity & Acceleration

Current Velocity

-25.0%

per year

Acceleration

-55.62

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £300k–£350k · 90 sales

Property Type Mix

Total: 90 sales

Detached1.1%
Semi-detached4.4%
Terraced5.6%
Flat/maisonette88.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£86k£163k+89.5%4
Post-dot-com plateau2001–2004£223k£290k+30.3%3.8
Pre-crash peak2005–2007£262k£330k+25.7%4.7
GFC & correction2009–2012£290k£403k+38.8%1.8
Help-to-Buy recovery2013–2016£354k£1.00m+182.5%2.2
Brexit uncertainty2017–2019£830k£655k-21.1%2
Pandemic surge2020–2021£301k£850k+182.4%2
Rate-rise correction2022–2023£1.92m£635k-66.9%1.5
Current market2024–2026£765k£750k-2%2.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.6% alpha

Flat/maisonette+1.6% α
Local
7.4%
District
5.8%

CAGR over 31yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
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 StationMetropolitan line
2 min walk
Cricklewood

Nearby stations

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

41

Walkability score

105

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

17

Car parks (800m)

2

EV chargers (800m)

Nearest car park247m
Santander docks (800m)0
Nearest cycle dock2.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

99%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed495 Mbps
Median download448 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 100% 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

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 3.2 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

18

Parks (1km)

16

Restaurants (800m)

6

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

4

Convenience

Nearest supermarketCo-op Food · 861 m
5 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

819m

Post office

Nearby shops

The Co-operative Food177 m
Galaxy Newsagents242 m
Sainsbury's Local244 m
GAIL's Bakery Willesden Green266 m

Nearby cafes

Curly Coffee Bar167 m
Mineiro Village170 m
Embresso232 m
Xoxo292 m

Nearby restaurants

Sanzio155 m
Pasha Shawarma174 m
Chicken cottage183 m
Nest205 m

Nearby pubs

Beer + Burger254 m
Angie's III330 m
Lula's549 m
Flynn's712 m

Nearby gyms

ZENW2394 m
Nuffield Health Fitness & Wellbeing667 m
Manor health clubq1.1 km

Nearby pharmacies

Akhtar Health Store793 m
Akhtar Pharmacy794 m
Lever Medical Centre799 m
Richard & Curtis923 m

Nearby health

Walm Lane Clinic201 m
Park Avenue Dental Care426 m
Willesden Green Surgery489 m
Zental Dental Cricklewood778 m
Food hygiene (5-star)74% of 74

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
0
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

2C BLENHEIM GARDENS MANAGEMENT CO. LIMITED
38 BLENHEIM GARDENS LIMITED
BLOOMSBURY POLICY LAB LTD
CHANGESCHOOL LIMITED
CONSONO CONSULTING LIMITED

+6 more

Investment

Investment grade, yield and market outlook

44

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.5%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
2.5% (low)London avg: 3.8%Below average yield — bottom 75%
Gentrification score14/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

42

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,453m
Crossrail 2 route6,689m

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%
Price vs London+47.1%

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)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
63
Largest scheme
76 homes · Willesden Green Garage, St Pauls Avenue, London, NW2 5TG
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
249, 249, Willesden Lane, Sidmouth Road, NW2 5JH38 homes
completed
RUTLAND PARK MANSIONS (1-42), RUTLAND PARK MANSIONS (1-42), RUTLAND PARK, WALM LANE, NW2 4RG36 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£764,975)

£25,749

Standard buyer

£25,749

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for NW2 4NS

Full postcodeNW2 4NS
Postcode districtNW2
BoroughLondon Borough of Brent
WardWillesden Green
Latitude51.550881
Longitude-0.222248
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