Willesden Green · Brent · Brent East constituency · 51.54956, -0.23032

NW2 5BL— Willesden Green, Brent

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

The practical family move

 

Schools 100%Safety 82/100Transport 41/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
61
Safety
82
Schools
60
Transport
41
Environment
61
Investment
48

The bottom line

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

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW2 5BL

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 5BL

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How NW2 5BL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Gladstone Park Primary School

Not yet inspected · 3 min walk

KS2: 105.8

—

Secondary

Harris Lowe Academy Willesden

Not yet inspected · Inspected Nov 2024 · 15 min walk

P8: +0.26A8: 47.2

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 18 min walk

6 primaries · 0 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) · 730m

Crime is 13% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£7,497/m²
Price per ft²£696/ft²
Avg floor area78.8 m²

EPC breakdown

C
3%
D
10%
E
2%
G
1%

Based on 16 properties · Confidence: medium

Street mix

Terraced 42%Flat 58%

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 yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£197,000
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)
RoofPitched, no insulation (assumed)
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

1996–2025 · CAGR

+7.1%

Total change

+640%

Market Activity

Price Velocity & Acceleration

Current Velocity

+90.1%

per year

Acceleration

+74.41

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £600k–£700k · 25 sales

Property Type Mix

Total: 25 sales

Terraced44%
Flat/maisonette56%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£104k£164k+57.7%2
Post-dot-com plateau2002–2004£168k£320k+90.5%1
Pre-crash peak2006–2007£370k£320k-13.5%1.5
GFC & correction2008–2009£163k£198k+21.2%1
Help-to-Buy recovery2015–2015£360k£360k+0%1
Brexit uncertainty2018–2018£575k£575k+0%2
Pandemic surge2020–2021£625k£350k-44%1.5
Current market2024–2025£405k£770k+90.1%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Flat/maisonette+0.3% α
Local
6.6%
District
6.3%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
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 StationMetropolitan line
6.9 min walk
Kensal Rise

Nearby stations

Willesden Green Underground StationJubilee · Metropolitan
8 min walk
Dollis Hill Underground StationJubilee
8 min walk
Neasden Underground StationJubilee
18 min walk
Brondesbury Park Rail StationMildmay
21 min walk
Kensal Rise Rail StationMildmay
23 min walk
No bus stops within 400m

32

Walkability score

125

Footpaths (500m)

0

Santander docks (800m)

2.4 km

Nearest cycle dock

Central London commute times

London Bridge ★44 min
Victoria47 min ↑
Waterloo47 min ↑
Canary Wharf54 min ↑
City51 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

13

Car parks (800m)

6

EV chargers (800m)

Nearest car park324m
Santander docks (800m)0
Nearest cycle dock2.4 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: 21.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 89% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.6 km away✗ Not Green Belt✗ Not AONB0% green spaceTree canopy: 67%
Less green space than 100% of London

Nearest SSSI: Brent Reservoir SSSI — 2.7 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

8 min walk

90%

Recommend GP

90%

Overall GP experience

2

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 3.2 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

10

Restaurants (800m)

3

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 1.4 km
2 tennis courts1 swimming pools1 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)

1.7km

Post office

Nearby shops

Wine & Vape Hub295 m
DeliBeira301 m
O'Farrells Family Butchers367 m
Sainsbury's Local387 m

Nearby cafes

Costa Coffee311 m
Marina Cafe322 m
Xoxo589 m
Embresso616 m

Nearby restaurants

Chicken Valley270 m
Madura291 m
Golden Dish298 m
Güneş301 m

Nearby pubs

Lula's293 m
Flynn's299 m
The Rising Sun460 m
Angie's III498 m

Nearby gyms

ZENW2497 m
Nuffield Health Fitness & Wellbeing810 m
Willesden Sports Centre994 m

Nearby pharmacies

Richard & Curtis841 m
Chana Chemist847 m

Nearby health

Park Avenue Dental Care232 m
Walm Lane Clinic740 m
Food hygiene (5-star)59% of 99

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Registered businesses

S B KARSAN LTD
TOTO RJ LTD

Investment

Investment grade, yield and market outlook

48

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 score16/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

44.8

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,830m
Crossrail 2 route7,160m

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
No
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)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
87
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
38 - 42, 38 - 42, High Road, NW10 2QD37 homes
completed
Telephone Exchange, Telephone Exchange, St Andrews Road, NW10 2QS23 homes
completed
Land rear of St Andrews Church, Land rear of St Andrews Church, High Road, NW1017 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 5BL

Full postcodeNW2 5BL
Postcode districtNW2
BoroughLondon Borough of Brent
WardWillesden Green
Latitude51.549555
Longitude-0.230319
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