Willesden Green · Brent · Brent East constituency · 51.54777, -0.22608

NW2 5AW— Willesden Green, Brent

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

The practical family move

 

Schools 100%Safety 67/100Transport 48/100Low yield 3.43%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
62
Safety
67
Schools
100
Transport
48
Environment
61
Investment
61

The bottom line

NW2 5AW offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 5 Japanese knotweed sites within 400m — may affect mortgage applications.

Check your dealbreakers

Toggle the things that matter to you — see how NW2 5AW scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how NW2 5AW meets your needs.

Location

NW2 5AW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+4.3% vs London avg
vs London crime+135.0% vs London avg

Deep-dive guides for NW2 5AW

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare NW2 5AW with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

Share:WhatsAppShare on X

How NW2 5AW 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 · 1 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 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

152.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+98% vs borough

Crime by type

Other39%
Violence & sexual offences19%
Anti-social behaviour17%
Vehicle crime7%
Theft5%
Burglary5%
Robbery5%
Drug offences3%

Road safety

96

Road safety score

4

Accidents (5yr)

2

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 832m

Crime is +135% above London average

Property

Prices, sales volume and market trends

Avg floor area49 m²

EPC breakdown

B
1%
C
9%
D
2%

Based on 12 properties · Confidence: medium

Street mix

Flat 88%Other 13%

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£122,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
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

2005–2022 · CAGR

+3.2%

Total change

+72%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.5%

per year

Acceleration

-0.91

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £150k–£175k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2007£160k£167k+4.4%1
GFC & correction2008–2009£185k£140k-24.3%1
Help-to-Buy recovery2016–2016£305k£305k+0%1
Brexit uncertainty2018–2018£291k£291k+0%1
Rate-rise correction2022–2022£275k£275k+0%1

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 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Willesden Green StationMetropolitan line
4 min walk
Kensal Rise

Nearby stations

Willesden Green Underground StationJubilee · Metropolitan
4 min walk
Dollis Hill Underground StationJubilee
13 min walk
Brondesbury Park Rail StationMildmay
17 min walk
Kilburn Underground StationJubilee
19 min walk
Kensal Rise Rail StationMildmay
19 min walk
No bus stops within 400m

39

Walkability score

127

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 park92m
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 waterLOW
Low
Air qualityLOW
NO₂: 22.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 87% of London
NoiseHIGH
road
Noisier 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: 64%
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: UNKNOWN LITHOLOGY

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 1

Landslide susceptibility: Low

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

5 min walk

90%

Recommend GP

90%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 2.9 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

22

Restaurants (800m)

8

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

17

Sports (1km)

3

Convenience

Nearest supermarketCo-op Food · 1.3 km
5 tennis courts1 swimming pools2 sports halls

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)

1.3km

Post office

Nearby shops

O'Farrells Family Butchers37 m
Brazil BR Market61 m
Wine & Vape Hub126 m
GAIL's Bakery Willesden Green321 m

Nearby cafes

Marina Cafe71 m
Costa Coffee89 m
Xoxo282 m
Embresso339 m

Nearby restaurants

G asian canteen29 m
Spoon & rice43 m
Kadiri's44 m
Güneş113 m

Nearby pubs

Lula's132 m
Angie's III176 m
Flynn's306 m
Beer + Burger349 m

Nearby gyms

ZENW2150 m
Nuffield Health Fitness & Wellbeing458 m
Willesden Sports Centre836 m

Nearby pharmacies

Richard & Curtis562 m
Chana Chemist874 m

Nearby health

Park Avenue Dental Care418 m
Walm Lane Clinic510 m
Willesden Green Surgery919 m
Food hygiene (5-star)66% of 112

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

A

High street health

Investment

Investment grade, yield and market outlook

61

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 score17/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

27.6

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,475m
Crossrail 2 route6,817m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,942 nationally

2,214

Est. population

14,927/km²

66%

Employed

44%

Degree educated

£43,800

Median income

9.4%

Claimant rate

Inner cityHigh densityRenters

24

Community stability

Age profile

16%
34%
26%
16%
Under 1816%
18–3434%
35–4926%
50–6416%
65+9%

Tenure

53%
20%
Own outright12%
Own (mortgage)11%
Private rent53%
Social rent20%
Shared ownership4%
Rent free0%

Ethnicity

21%
28%
21%
14%
White British21%
White Other28%
Asian21%
Black14%
Mixed6%
Other10%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine23%
No car household71%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Private rent53%
Social rent20%

vs. London

Income vs London+4.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
5
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
5

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
79
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 Library Centre, 95, Willesden Green Library Centre, 95, High Road, Brondesbury Park & Grange Road, NW10 2SF95 homes
completed
Willesden Green Garage, St Pauls Avenue, London, NW2 5TG76 homes
completed
THE HEATHFIELD CLUB, 111, THE HEATHFIELD CLUB, 111, BRONDESBURY PARK, NW267 homes
completed
249, 249, Willesden Lane, Sidmouth Road, NW2 5JH38 homes
completed
38 - 42, 38 - 42, High Road, NW10 2QD37 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

Live in NW2 5AW? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for NW2 5AW.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Brent with nearby boroughs:

Brent vs EalingBrent vs CamdenBrent vs Harrow

Similar postcodes

Frequently asked questions

📍 Track NW2 5AW

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for NW2 5AW

Full postcodeNW2 5AW
Postcode districtNW2
BoroughLondon Borough of Brent
WardWillesden Green
Latitude51.547774
Longitude-0.226076
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