Willesden Green · Brent · Brent East constituency · 51.55166, -0.24000

NW2 5AZ— Willesden Green, Brent

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

The family fortress

 

Schools 89%Safety 78/100Transport 53/100Low yield 3.43%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
56
Safety
78
Schools
90
Transport
53
Environment
76
Investment
59

The bottom line

NW2 5AZ offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

Check your dealbreakers

Toggle the things that matter to you — see how NW2 5AZ 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 5AZ meets your needs.

Location

NW2 5AZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-10.0% vs London avg
vs London crime+27.0% vs London avg

Deep-dive guides for NW2 5AZ

🛡️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 5AZ with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How NW2 5AZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Andrew and St Francis CofE Primary School

Not yet inspected · 5 min walk

KS2: 104.8

★★

Secondary

North Brent School

Good · Inspected Mar 2024 · 8 min walk

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

82.5 incidents per 1,000 residents

Higher crime than 63% of London
→ Stable

+7% vs borough

Crime by type

Other24%
Violence & sexual offences22%
Anti-social behaviour21%
Vehicle crime14%
Drug offences13%
Burglary3%
Robbery2%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

7

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 844m

Crime is +27% above London average

Property

Prices, sales volume and market trends

Avg floor area62.7 m²

EPC breakdown

B
8%
C
2%

Based on 10 properties · Confidence: medium

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£156,750
Rebuild cost per m²£2,500/m²

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

Construction era2012
WallsAverage thermal transmittance 0.30 W/m²K
Roof(another dwelling above)
Heating fuelGas: mains gas
GlazingFully double glazed
Council tax band Band CAnnual charge £1,735
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Dollis Hill Underground StationJubilee line
0.9 min walk
Willesden Junction

Nearby stations

Dollis Hill Underground StationJubilee
1 min walk
Neasden Underground StationJubilee
9 min walk
Willesden Green Underground StationJubilee · Metropolitan
16 min walk
Harlesden Rail StationLioness
26 min walk
Harlesden Underground StationBakerloo
26 min walk
No bus stops within 400m

21

Walkability score

154

Footpaths (500m)

0

Santander docks (800m)

2.7 km

Nearest cycle dock

Central London commute times

London Bridge ★43 min
Victoria46 min ↑
Waterloo45 min ↑
Canary Wharf53 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

3

Car parks (800m)

1

EV chargers (800m)

Nearest car park419m
Santander docks (800m)0
Nearest cycle dock2.7 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 21.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 89% of London
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.2 km away✗ Not Green Belt✗ Not AONB50% green spaceTree canopy: 25%
More green space than 96% of London

Nearest SSSI: Brent Reservoir SSSI — 2.3 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

GLADSTONE MEDICAL CENTRE

5 DOLLIS HILL LANE, NW2 6JH

11 min walk

78%

Recommend GP

78%

Overall GP experience

3

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCentral Middlesex Hospital · 3.0 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarketIceland · 1.4 km
3 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)

1.0km

Post office

Nearby shops

Greengrocer180 m
Asda Express361 m
Sainsbury's Local567 m
Arush Newsagent723 m

Nearby cafes

Saffron Chai671 m
The Stables952 m
Roundwood Lodge1.2 km

Nearby restaurants

Manon Grill163 m
Varanda Brazil703 m
K.D.'s takeaway859 m

Nearby pubs

Tony's324 m
Flynn's861 m

Nearby pharmacies

Chana Chemist1.0 km
Food hygiene (5-star)64% of 94

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

59

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 score11/100
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

21.1

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,521m
Crossrail 2 route7,872m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,555 nationally

1,951

Est. population

18,856/km²

57%

Employed

35%

Degree educated

£37,800

Median income

10.1%

Claimant rate

Inner cityVery high densityRenters

30

Community stability

Age profile

27%
24%
26%
15%
Under 1827%
18–3424%
35–4926%
50–6415%
65+9%

Tenure

42%
30%
Own outright13%
Own (mortgage)12%
Private rent42%
Social rent30%
Shared ownership3%
Rent free1%

Ethnicity

16%
22%
21%
22%
White British16%
White Other22%
Asian21%
Black22%
Mixed7%
Other13%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine26%
No car household59%
Unemployed8%
No qualifications23%

Housing tenure (Census 2021)

Private rent42%
Social rent30%

vs. London

Income vs London-10.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
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)
131
Largest scheme
136 homes · Warranty House, Warranty House, Dudden Hill Lane, NW10 1DD
Pipeline pressure
NONE

Named schemes (500m)

CORNMOW DRIVE (1), CORNMOW DRIVE (1), LANCASTER ROAD, NW10114 homes
completed
COLLEGE OF NW LONDON (WILLESDEN SITE), COLLEGE OF NW LONDON (WILLESDEN SITE), DENZIL ROAD, DUDDEN HILL LANE, NW10 2XD41 homes
completed
391-395, 391-395, Chapter Road, NW2 5NG38 homes
completed
LAND TO REAR AND, 311, 331 & 333, LAND TO REAR AND, 311, 331 & 333, HIGH ROAD, WILLESDEN, NW10 2JT32 homes
completed
LAND ADJACENT TO CHURCHMEAD (8), 331-333, LAND ADJACENT TO CHURCHMEAD (8), 331-333, HIGH ROAD, NW1030 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 5AZ? 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 5AZ.
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 5AZ

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

No spam. Unsubscribe anytime.

Key facts for NW2 5AZ

Full postcodeNW2 5AZ
Postcode districtNW2
BoroughLondon Borough of Brent
WardWillesden Green
Latitude51.551662
Longitude-0.240002
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