Willesden Green · Brent · Brent East constituency · 51.55010, -0.23422

NW2 5EN— Willesden Green, Brent

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

The practical family move

 

Schools 83%Safety 78/100Transport 49/100Low yield 3.43%

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
54
Safety
78
Schools
50
Transport
49
Environment
61
Investment
59

The bottom line

NW2 5EN offers exceptional schools (83% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

NW2 5EN

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

Deep-dive guides for NW2 5EN

🛡️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 5EN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

50

Education score

Fair for families
★ Top school within 1km
—

Primary

St Andrew and St Francis CofE Primary School

Not yet inspected · 2 min walk

KS2: 104.8

—

Secondary

Harris Lowe Academy Willesden

Not yet inspected · Inspected Nov 2024 · 15 min walk

P8: +0.26A8: 47.2

83% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Above London average

Childcare

Childcare

College Green School and Services

Not inspected · 19 min walk

5 primaries · 0 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 663m

Crime is +27% above London average

Property

Prices, sales volume and market trends

Avg floor area70.8 m²

EPC breakdown

C
13%
D
7%
E
1%

Based on 21 properties · Confidence: medium

Street mix

Terraced 7%Detached 7%Flat 86%

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£177,000
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)
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

1995–2021 · CAGR

+8.9%

Total change

+810%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.3%

per year

Acceleration

+64.88

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £125k–£150k · 13 sales

Property Type Mix

Total: 13 sales

Detached7.7%
Terraced7.7%
Flat/maisonette84.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£64k£150k+134.3%1.3
Post-dot-com plateau2001–2002£145k£177k+21.5%1
Pre-crash peak2007–2007£306k£306k+0%1
GFC & correction2008–2010£310k£258k-16.8%1
Help-to-Buy recovery2014–2016£465k£770k+65.6%1
Brexit uncertainty2018–2018£465k£465k+0%1
Pandemic surge2021–2021£583k£583k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Dollis Hill StationJubilee line
4.5 min walk
Willesden Junction Low Level

Nearby stations

Dollis Hill Underground StationJubilee
5 min walk
Willesden Green Underground StationJubilee · Metropolitan
11 min walk
Neasden Underground StationJubilee
15 min walk
Brondesbury Park Rail StationMildmay
25 min walk
Kensal Rise Rail StationMildmay
25 min walk
No bus stops within 400m

14

Walkability score

57

Footpaths (500m)

0

Santander docks (800m)

2.5 km

Nearest cycle dock

Central London commute times

London Bridge ★42 min
Victoria45 min ↑
Waterloo45 min ↑
Canary Wharf52 min ↑
City48 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

7

Car parks (800m)

5

EV chargers (800m)

Nearest car park494m
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 waterNONE
No assessed surface water flood risk
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: 5.8 km away✗ Not Green Belt✗ Not AONB0% green spaceTree canopy: 34%
Less green space than 99% of London

Nearest SSSI: Brent Reservoir SSSI — 2.5 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

11 min walk

90%

Recommend GP

90%

Overall GP experience

1

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 · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

25

Parks (1km)

7

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Flynn's (453 m)

Nearest supermarketSahar · 1.7 km
1 tennis courts

Nightlife (500m)

0

Nightclubs

0

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 Local279 m
DeliBeira367 m
Greengrocer405 m
Wine & Vape Hub536 m

Nearby cafes

Costa Coffee562 m
Marina Cafe576 m
Pavilion Cafe701 m
Roundwood Lodge1.1 km

Nearby restaurants

Varanda Brazil340 m
Manon Grill395 m
K.D.'s takeaway452 m
Golden Dish459 m

Nearby pubs

Flynn's453 m
Tony's526 m
Lula's532 m
The Rising Sun585 m

Nearby gyms

ZENW2769 m
Willesden Sports Centre1.1 km

Nearby pharmacies

Chana Chemist826 m

Nearby health

Park Avenue Dental Care426 m
Food hygiene (5-star)57% of 116

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

CLEANER HANDS CLEANING SERVICES LTD
MY DIGITAL WORLD LTD
VISAPROOF LTD

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 score12/100
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

18.2

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,089m
Crossrail 2 route7,436m

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)
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)
164
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)

LAND REAR OF GLADSTONE PARK JMI SCHOOL, LAND REAR OF GLADSTONE PARK JMI SCHOOL, SHERRICK GREEN ROAD, NW1032 homes
completed
Land adjacent, 1, Land adjacent, 1, Litchfield Gardens, Hawthorn Road, NW1020 homes
completed
Land rear of St Andrews Church, Land rear of St Andrews Church, High Road, NW1017 homes
completed
LAND AT JUNCTION OF, LAND AT JUNCTION OF, BURNLEY ROAD, CULLINGWORTH ROAD, NW1014 homes
completed
White House, 54, White House, 54, Chaplin Road, NW2 5PN13 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 5EN

Full postcodeNW2 5EN
Postcode districtNW2
BoroughLondon Borough of Brent
WardWillesden Green
Latitude51.550100
Longitude-0.234221
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