Willesden Green · Brent · Brent East constituency · 51.54857, -0.22433

NW2 5AD— Willesden Green, Brent

Location and area intelligence for NW2 5AD, Willesden Green, Brent

The practical family move

 

Schools 100%Safety 82/100Transport 45/100Low yield 3.43%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
65
Safety
82
Schools
100
Transport
45
Environment
61
Investment
60

The bottom line

NW2 5AD offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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 5AD

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+4.3% vs London avg
vs London crime-13.0% vs London avg

Deep-dive guides for NW2 5AD

🛡️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 5AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Convent of Jesus and Mary RC Infant School

Outstanding · Inspected Dec 2023 · 3 min walk

—

Secondary

Queens Park Community School

Not yet inspected · Inspected Jan 2025 · 12 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 · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

56.6 incidents per 1,000 residents

Better than 57% of London
→ Stable

-27% vs borough

Crime by type

Violence & sexual offences35%
Other24%
Anti-social behaviour18%
Vehicle crime9%
Drug offences5%
Theft5%
Robbery3%
Burglary1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 981m

Crime is 13% below London average

Property

Prices, sales volume and market trends

Avg floor area60.7 m²

EPC breakdown

C
9%
D
18%
E
5%

Based on 32 properties · Confidence: high

Street mix

Terraced 11%Flat 90%

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 yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£151,750
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 CAnnual charge £1,735
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2021 · CAGR

+5.6%

Total change

+315%

Market Activity

Price Velocity & Acceleration

Current Velocity

-27.0%

per year

Acceleration

+2.35

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £50k–£75k · 19 sales

Property Type Mix

Total: 19 sales

Terraced10.5%
Flat/maisonette89.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1996£68k£66k-1.9%1.5
Post-dot-com plateau2001–2004£152k£212k+39.5%1.2
Pre-crash peak2005–2007£126k£210k+66.7%1.5
GFC & correction2010–2012£270k£150k-44.4%1
Help-to-Buy recovery2013–2016£220k£545k+147.7%1.3
Brexit uncertainty2019–2019£385k£385k+0%1
Pandemic surge2021–2021£281k£281k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.6% alpha

Flat/maisonette+0.6% α
Local
10.1%
District
9.5%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
2.2 min walk
Kensal Rise

Nearby stations

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

43

Walkability score

173

Footpaths (500m)

0

Santander docks (800m)

2.2 km

Nearest cycle dock

Central London commute times

London Bridge ★45 min
Victoria48 min ↑
Waterloo48 min ↑
Canary Wharf55 min ↑
City53 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

15

Car parks (800m)

6

EV chargers (800m)

Nearest car park159m
Santander docks (800m)0
Nearest cycle dock2.2 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 AONB4% green spaceTree canopy: 70%
Less green space than 80% of London

Nearest SSSI: Brent Reservoir SSSI — 3.0 km

Energy

Solar: 855 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 yield854.9 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

STAVERTON SURGERY

51 STAVERTON ROAD, NW2 5HA

6 min walk

90%

Recommend GP

90%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 3.0 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

25

Parks (1km)

21

Restaurants (800m)

8

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

5

Convenience

Nearest supermarketCo-op Food · 1.2 km
5 tennis courts1 swimming pools

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)

1.1km

Post office

Nearby shops

Brazil BR Market115 m
O'Farrells Family Butchers182 m
Galaxy Newsagents184 m
GAIL's Bakery Willesden Green189 m

Nearby cafes

Xoxo160 m
Embresso198 m
Marina Cafe221 m
Costa Coffee237 m

Nearby restaurants

Lezziz Charcoal Grill83 m
The Best Broasted91 m
Lezziz Gourmet Kitchen95 m
Arponna101 m

Nearby pubs

Angie's III80 m
Beer + Burger213 m
Lula's278 m
Flynn's452 m

Nearby gyms

ZENW2122 m
Nuffield Health Fitness & Wellbeing457 m
Willesden Sports Centre962 m

Nearby pharmacies

Richard & Curtis648 m

Nearby health

Walm Lane Clinic361 m
Park Avenue Dental Care408 m
Willesden Green Surgery772 m
Food hygiene (5-star)71% of 94

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Registered businesses

12 DEAN ROAD FREEHOLD LIMITED
KTINDE SERVICES LTD
ROCK AND PREROLL LTD
TEXAS SCAFFOLD SERVICES LTD

Investment

Investment grade, yield and market outlook

60

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 score19/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

36.7

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,424m
Crossrail 2 route6,732m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,848 nationally

1,715

Est. population

23,747/km²

69%

Employed

48%

Degree educated

£43,800

Median income

7.2%

Claimant rate

Inner cityVery high densityRenters

24

Community stability

Age profile

19%
28%
28%
17%
Under 1819%
18–3428%
35–4928%
50–6417%
65+8%

Tenure

15%
59%
14%
Own outright12%
Own (mortgage)15%
Private rent59%
Social rent14%
Shared ownership0%
Rent free1%

Ethnicity

21%
33%
17%
White British21%
White Other33%
Asian17%
Black10%
Mixed10%
Other9%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine20%
No car household61%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Private rent59%
Social rent14%

vs. London

Income vs London+4.3%

Planning

Conservation areas and development

Conservation area
Yes
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)
83
Largest scheme
95 homes · Willesden Green Library Centre, 95, Willesden Green Library Centre, 95, High Road, Brondesbury Park & Grange Road, NW10 2SF
Pipeline pressure
NONE

Named schemes (500m)

Willesden Green Garage, St Pauls Avenue, London, NW2 5TG76 homes
completed
THE HEATHFIELD CLUB, 111, THE HEATHFIELD CLUB, 111, BRONDESBURY PARK, NW267 homes
completed
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

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 5AD

Full postcodeNW2 5AD
Postcode districtNW2
BoroughLondon Borough of Brent
WardWillesden Green
Latitude51.548575
Longitude-0.224328
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