Willesden Green · Brent · Brent East constituency · 51.55234, -0.21889

NW2 4QE— Willesden Green, Brent

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

The practical family move

 

Schools 100%Safety 79/100Transport 46/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
79
Schools
60
Transport
46
Environment
60
Investment
45

The bottom line

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

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Location

NW2 4QE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+8.1% vs London avg
vs London crime+14.0% vs London avg

Deep-dive guides for NW2 4QE

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How NW2 4QE 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 · 2 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 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

74.3 incidents per 1,000 residents

Higher crime than 57% of London
→ Stable

-4% vs borough

Crime by type

Anti-social behaviour28%
Other23%
Vehicle crime22%
Violence & sexual offences16%
Theft4%
Drug offences3%
Burglary3%
Robbery0%

Road safety

92

Road safety score

4

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

MEDIUM pedestrian risk3 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 1.5km

Crime is +14% 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£27,767/m²
Price per ft²£2,580/ft²
Avg floor area48.9 m²

EPC breakdown

B
3%
C
19%
D
22%
E
9%
F
1%

Based on 54 properties · Confidence: high

Street mix

Semi 10%Terraced 24%Flat 67%

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£122,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction erabefore 1900
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

1998–2026 · CAGR

+10.4%

Total change

+1477%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.8%

per year

Acceleration

-7.13

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 20 sales

Property Type Mix

Total: 20 sales

Semi-detached10%
Terraced25%
Flat/maisonette65%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£88k£333k+280.6%1.5
Post-dot-com plateau2002–2004£129k£293k+126.7%1
Pre-crash peak2005–2006£217k£380k+75.5%1.5
GFC & correction2010–2010£240k£240k+0%1
Help-to-Buy recovery2013–2014£775k£350k-54.8%1
Pandemic surge2021–2021£445k£445k+0%1
Rate-rise correction2022–2023£1.93m£1.70m-11.7%3
Current market2026–2026£1.38m£1.38m+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Flat/maisonette+0.1% α
Local
7.2%
District
7.1%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position75

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
4.8 min walk
Cricklewood

Nearby stations

Willesden Green Underground StationJubilee · Metropolitan
5 min walk
CricklewoodNational Rail
10 min walk
Kilburn Underground StationJubilee
15 min walk
Brondesbury Rail StationMildmay
18 min walk
Dollis Hill Underground StationJubilee
18 min walk
No bus stops within 400m

38

Walkability score

47

Footpaths (500m)

0

Santander docks (800m)

2.3 km

Nearest cycle dock

Central London commute times

London Bridge ★39 min
Victoria42 min ↑
Waterloo41 min ↑
Canary Wharf49 min ↑
City43 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

21

Car parks (800m)

2

EV chargers (800m)

Nearest car park241m
Santander docks (800m)0
Nearest cycle dock2.3 km

Nearby car parks

🅿️
Beacon Bingo Car Park
733m

Connectivity

Broadband and mobile coverage

90%

Full fibre

57%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed354 Mbps
Median download391 Mbps
Superfast coverage90%
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: 5.1 km away✗ Not Green Belt✗ Not AONB0% green spaceTree canopy: 70%
Less green space than 99% of London

Nearest SSSI: Brent Reservoir SSSI — 2.9 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

3 min walk

89%

Recommend GP

89%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 3.4 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

21

Parks (1km)

39

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

8

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Beer + Burger (439 m)

Nearest supermarketCo-op Food · 602 m
5 tennis courts

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)

571m

Post office

Nearby shops

The Co-operative Food311 m
Sainsbury's Local420 m
Galaxy Newsagents446 m
GAIL's Bakery Willesden Green464 m

Nearby cafes

Curly Coffee Bar281 m
Mineiro Village292 m
Embresso429 m
Xoxo506 m

Nearby restaurants

Pasha Shawarma303 m
Chicken cottage324 m
Sanzio358 m
Nest384 m

Nearby pubs

Beer + Burger439 m
The Windmill495 m
McGovern's499 m
The Beaten Docket529 m

Nearby gyms

ZENW2643 m
Nuffield Health Fitness & Wellbeing843 m
Brondesbury Bowls Club856 m
Manor health clubq879 m

Nearby pharmacies

Akhtar Health Store513 m
Akhtar Pharmacy515 m
Lever Medical Centre523 m
Green Light Pharmacy597 m

Nearby health

Willesden Green Surgery208 m
Walm Lane Clinic261 m
Zental Dental Cricklewood507 m
Cricklewood Dental520 m
Food hygiene (5-star)56% of 125

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Registered businesses

113 WALM LANE MANAGEMENT LIMITED
CIRCLE WELLBEING LTD
CLOUD MOUNTAIN LTD
PEYMAN PROPERTY SERVICES LTD
REAL MONSTROSITIES LTD

+1 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 score22/100
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

50.5

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,363m
Crossrail 2 route6,540m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,165 nationally

1,561

Est. population

9,758/km²

65%

Employed

60%

Degree educated

£45,400

Median income

5.3%

Claimant rate

Inner cityHigh densityYoung professionals

34

Community stability

Age profile

19%
29%
22%
18%
Under 1819%
18–3429%
35–4922%
50–6418%
65+12%

Tenure

21%
18%
44%
16%
Own outright21%
Own (mortgage)18%
Private rent44%
Social rent17%
Shared ownership1%

Ethnicity

37%
31%
White British37%
White Other31%
Asian12%
Black7%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine15%
No car household49%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Private rent44%
Social rent16%

vs. London

Income vs London+8.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
1
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
74
Largest scheme
54 homes · NIGHT CLUB & MEETING ROOMS, NIGHT CLUB & MEETING ROOMS, WALM LANE, 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
2, 2, MELROSE AVENUE, NW212 homes
completed
112, 112, Walm Lane, NW2 4RS12 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 4QE

Full postcodeNW2 4QE
Postcode districtNW2
BoroughLondon Borough of Brent
WardWillesden Green
Latitude51.552341
Longitude-0.218888
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