Willesden Green · Brent · Brent East constituency · 51.54750, -0.22356

NW2 5BZ— Willesden Green, Brent

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

The practical family move

 

Schools 100%Safety 67/100Transport 49/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
60
Safety
67
Schools
100
Transport
49
Environment
61
Investment
48

The bottom line

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

The catches: high noise levels nearby and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

NW2 5BZ

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 5BZ

🛡️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 5BZ 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 · 11 min walk

P8: +0.09A8: 49.9

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 15 min walk

8 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 979m

Crime is +135% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,847/m²
Price per ft²£543/ft²
Avg floor area66.7 m²

EPC breakdown

B
28%
C
1%

Based on 29 properties · Confidence: medium

Street mix

Flat 100%

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£166,750
Rebuild cost per m²£2,500/m²

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

Construction era2014
WallsAverage thermal transmittance 0.22 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,735
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2019–2024 · CAGR

+-6%

Total change

-26%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.0%

per year

Acceleration

-49.76

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2019–2019£530k£530k+0%3
Pandemic surge2021–2021£376k£376k+0%1
Rate-rise correction2023–2023£488k£488k+0%2
Current market2024–2024£390k£390k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2% alpha

Flat/maisonette-2% α
Local
-2.1%
District
-0.1%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75

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
2.8 min walk
Kensal Rise

Nearby stations

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

42

Walkability score

175

Footpaths (500m)

0

Santander docks (800m)

2.1 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 park109m
Santander docks (800m)0
Nearest cycle dock2.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

4%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed115 Mbps
Median download170 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: 5.0 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 64%
Less green space than 80% of London

Nearest SSSI: Brent Reservoir SSSI — 3.1 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

5 min walk

90%

Recommend GP

90%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 2.8 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

31

Parks (1km)

21

Restaurants (800m)

8

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

12

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)

1.2km

Post office

Nearby shops

Brazil BR Market116 m
GAIL's Bakery Willesden Green177 m
O'Farrells Family Butchers186 m
Galaxy Newsagents189 m

Nearby cafes

Xoxo132 m
Embresso207 m
Marina Cafe240 m
Costa Coffee258 m

Nearby restaurants

Lezziz Charcoal Grill63 m
The Best Broasted74 m
Lezziz Gourmet Kitchen83 m
Arponna90 m

Nearby pubs

Angie's III59 m
Beer + Burger207 m
Lula's300 m
Flynn's469 m

Nearby gyms

ZENW227 m
Nuffield Health Fitness & Wellbeing327 m
Willesden Sports Centre879 m

Nearby pharmacies

Richard & Curtis537 m

Nearby health

Walm Lane Clinic390 m
Park Avenue Dental Care534 m
Willesden Green Surgery833 m
Food hygiene (5-star)70% of 91

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

JA IT CONSULTANCY LIMITED
LUMI STRATEGY LTD
MINDFUL VISION LIMITED
THE BOX SHAPE LIMITED

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 score17/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

43.3

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,313m
Crossrail 2 route6,643m

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)
2
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)
80
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)

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
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

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Key facts for NW2 5BZ

Full postcodeNW2 5BZ
Postcode districtNW2
BoroughLondon Borough of Brent
WardWillesden Green
Latitude51.547502
Longitude-0.223562
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