Willesden Green · Brent · Brent East constituency · 51.54951, -0.23266

NW2 5EE— Willesden Green, Brent

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

The practical family move

 

Schools 100%Safety 82/100Transport 42/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
59
Safety
82
Schools
60
Transport
42
Environment
61
Investment
44

The bottom line

NW2 5EE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

NW2 5EE

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-9.0% vs London avg

Deep-dive guides for NW2 5EE

🛡️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 5EE 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 · 4 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 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

59.0 incidents per 1,000 residents

Better than 55% of London
→ Stable

-24% vs borough

Crime by type

Anti-social behaviour24%
Other24%
Violence & sexual offences22%
Vehicle crime13%
Drug offences6%
Burglary6%
Robbery3%
Theft2%

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) · 640m

Crime is 9% 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£11,145/m²
Price per ft²£1,035/ft²
Avg floor area77.8 m²

EPC breakdown

C
14%
D
36%
E
4%
G
1%

Based on 55 properties · Confidence: high

Street mix

Terraced 58%Flat 42%

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£194,500
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

1995–2025 · CAGR

+9%

Total change

+1214%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.3%

per year

Acceleration

-59.46

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £75k–£100k · 72 sales

Property Type Mix

Total: 72 sales

Terraced61.1%
Flat/maisonette38.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£120k+103.4%2.8
Post-dot-com plateau2001–2004£138k£265k+92.7%3.5
Pre-crash peak2005–2007£183k£297k+63%4
GFC & correction2008–2011£350k£225k-35.7%1.5
Help-to-Buy recovery2013–2016£675k£370k-45.2%2.5
Brexit uncertainty2018–2019£600k£750k+25%1
Pandemic surge2020–2020£343k£343k+0%1
Rate-rise correction2022–2023£529k£600k+13.5%3.5
Current market2024–2025£883k£775k-12.3%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+1.4% alpha

Weakest performer

Flat/maisonette

+1% alpha

Terraced+1.4% α
Local
8.8%
District
7.4%
Flat/maisonette+1% α
Local
10.5%
District
9.5%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

60out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing23
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Dollis Hill StationJubilee line
6 min walk
Kensal Rise

Nearby stations

Dollis Hill Underground StationJubilee
7 min walk
Willesden Green Underground StationJubilee · Metropolitan
10 min walk
Neasden Underground StationJubilee
16 min walk
Brondesbury Park Rail StationMildmay
23 min walk
Kensal Rise Rail StationMildmay
24 min walk
No bus stops within 400m

25

Walkability score

96

Footpaths (500m)

0

Santander docks (800m)

2.5 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

12

Car parks (800m)

6

EV chargers (800m)

Nearest car park377m
Santander docks (800m)0
Nearest cycle dock2.5 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 waterMEDIUM
Medium
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: 5.7 km away✗ Not Green Belt✗ Not AONB0% green spaceTree canopy: 70%
Less green space than 99% of London

Nearest SSSI: Brent Reservoir SSSI — 2.6 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

9 min walk

90%

Recommend GP

90%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCentral Middlesex Hospital · 3.1 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

9

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

2

Convenience

Nearest supermarketWing Yip · 2.0 km
4 tennis courts1 swimming pools

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)

1.7km

Post office

Nearby shops

Sainsbury's Local263 m
DeliBeira273 m
Wine & Vape Hub409 m
O'Farrells Family Butchers501 m

Nearby cafes

Costa Coffee435 m
Marina Cafe449 m
Pavilion Cafe715 m
Xoxo746 m

Nearby restaurants

Varanda Brazil262 m
K.D.'s takeaway338 m
Golden Dish342 m
Madura357 m

Nearby pubs

Flynn's338 m
Lula's406 m
The Rising Sun482 m
Tony's622 m

Nearby gyms

ZENW2644 m
Willesden Sports Centre1.0 km

Nearby pharmacies

Chana Chemist783 m
Richard & Curtis919 m

Nearby health

Park Avenue Dental Care355 m
Food hygiene (5-star)57% of 106

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

AFMS PROPERTY MANAGEMENT LTD
LUXE ACCOMMODATION LTD
PERLAGE EVENTS LTD
ROCIO CONSULTING LTD
SHELBU SERVICES LIMITED

Investment

Investment grade, yield and market outlook

44

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 score14/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months0

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

33.5

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,963m
Crossrail 2 route7,312m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,965 nationally

1,508

Est. population

28,204/km²

59%

Employed

42%

Degree educated

£43,800

Median income

11.1%

Claimant rate

Inner cityVery high densityRenters

31

Community stability

Age profile

20%
28%
23%
17%
Under 1820%
18–3428%
35–4923%
50–6417%
65+12%

Tenure

17%
13%
44%
25%
Own outright17%
Own (mortgage)13%
Private rent44%
Social rent25%
Shared ownership1%

Ethnicity

20%
29%
17%
19%
White British20%
White Other29%
Asian17%
Black19%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine24%
No car household60%
Unemployed6%
No qualifications23%

Housing tenure (Census 2021)

Private rent44%
Social rent25%

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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
134
Largest scheme
120 homes · 1-116 DONNINGTON CT.& ELECTRICAL SUB STN, 1-116 DONNINGTON CT.& ELECTRICAL SUB STN, DONNINGTON ROAD, NW10
Pipeline pressure
NONE

Named schemes (500m)

LAND REAR OF GLADSTONE PARK JMI SCHOOL, LAND REAR OF GLADSTONE PARK JMI SCHOOL, SHERRICK GREEN ROAD, NW1032 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
ANNEX OF WILLESDEN GREEN LIBRARY CENTRE, 2-12, ANNEX OF WILLESDEN GREEN LIBRARY CENTRE, 2-12, GRANGE ROAD, NW10 2ST16 homes
completed
LAND AT JUNCTION OF, LAND AT JUNCTION OF, BURNLEY ROAD, CULLINGWORTH ROAD, NW1014 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 5EE

Full postcodeNW2 5EE
Postcode districtNW2
BoroughLondon Borough of Brent
WardWillesden Green
Latitude51.549510
Longitude-0.232657
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