Willesden Green · Brent · Brent East constituency · 51.55086, -0.21988

NW2 4QL— Willesden Green, Brent

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

The practical family move

 

Schools 100%Safety 79/100Transport 48/100Low yield 3.43%

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
79
Schools
60
Transport
48
Environment
60
Investment
56

The bottom line

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

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Location

NW2 4QL

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 4QL

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

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“The practical family move”

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How NW2 4QL 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 · 4 min walk

KS2: 105.3

—

Secondary

Queens Park Community School

Not yet inspected · Inspected Jan 2025 · 14 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 · 21 min walk

6 primaries · 0 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

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

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

Crime is +14% above London average

Property

Prices, sales volume and market trends

Avg floor area48.8 m²

EPC breakdown

C
16%
D
15%
E
11%
F
4%

Based on 46 properties · Confidence: high

Street mix

Terraced 13%Flat 88%

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£122,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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

1998–2023 · CAGR

+9.9%

Total change

+957%

Market Activity

Price Velocity & Acceleration

Current Velocity

+55.6%

per year

Acceleration

+24.70

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 16 sales

Property Type Mix

Total: 16 sales

Terraced12.5%
Flat/maisonette87.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£94k£80k-14.4%1.5
Post-dot-com plateau2002–2002£181k£181k+0%4
GFC & correction2010–2010£123k£123k+0%1
Help-to-Buy recovery2013–2016£273k£485k+78%1.7
Brexit uncertainty2018–2018£635k£635k+0%1
Rate-rise correction2023–2023£988k£988k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.1% alpha

Flat/maisonette-0.1% α
Local
9.2%
District
9.3%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
2.7 min walk
Cricklewood

Nearby stations

Willesden Green Underground StationJubilee · Metropolitan
3 min walk
CricklewoodNational Rail
12 min walk
Kilburn Underground StationJubilee
14 min walk
Brondesbury Park Rail StationMildmay
16 min walk
Dollis Hill Underground StationJubilee
17 min walk
No bus stops within 400m

36

Walkability score

76

Footpaths (500m)

0

Santander docks (800m)

2.2 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

20

Car parks (800m)

2

EV chargers (800m)

Nearest car park172m
Santander docks (800m)0
Nearest cycle dock2.2 km

Connectivity

Broadband and mobile coverage

94%

Full fibre

58%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed345 Mbps
Median download371 Mbps
Superfast coverage94%
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
NoiseMEDIUM
road
MODERATE
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

1 min walk

89%

Recommend GP

89%

Overall GP experience

7

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 3.2 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

19

Parks (1km)

13

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

4

Convenience

Nearest supermarketCo-op Food · 780 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)

749m

Post office

Nearby shops

The Co-operative Food133 m
Sainsbury's Local242 m
Galaxy Newsagents268 m
GAIL's Bakery Willesden Green286 m

Nearby cafes

Curly Coffee Bar103 m
Mineiro Village114 m
Embresso251 m
Xoxo328 m

Nearby restaurants

Pasha Shawarma125 m
Chicken cottage146 m
Sanzio182 m
Nest206 m

Nearby pubs

Beer + Burger261 m
Angie's III406 m
The Windmill622 m
The Beaten Docket656 m

Nearby gyms

ZENW2469 m
Nuffield Health Fitness & Wellbeing669 m
Brondesbury Bowls Club808 m
Manor health clubq1.0 km

Nearby pharmacies

Lever Medical Centre653 m
Akhtar Health Store683 m
Akhtar Pharmacy685 m
Green Light Pharmacy694 m

Nearby health

Walm Lane Clinic92 m
Willesden Green Surgery381 m
Park Avenue Dental Care590 m
Zental Dental Cricklewood629 m
Food hygiene (5-star)76% of 70

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

56

Investment score

Good

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 score16/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

33.5

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,320m
Crossrail 2 route6,537m

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)
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)
78
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
1-6 GRANGE COURT, 1-7 GROVE COURT, 1-6 GRANGE COURT, 1-7 GROVE COURT, WILLESDEN LANE, NW228 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 4QL

Full postcodeNW2 4QL
Postcode districtNW2
BoroughLondon Borough of Brent
WardWillesden Green
Latitude51.550863
Longitude-0.219883
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