Brondesbury Park · Brent · Brent East constituency · 51.54317, -0.22380

NW2 5HH— Brondesbury Park, Brent

Location and area intelligence for NW2 5HH, Brondesbury Park, Brent

The family fortress

 

Schools 100%Safety 83/100Transport 34/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
65
Safety
83
Schools
100
Transport
34
Environment
66
Investment
37

The bottom line

NW2 5HH 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 5HH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+9.8% vs London avg
vs London crime-16.0% vs London avg

Deep-dive guides for NW2 5HH

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How NW2 5HH 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 · 7 min walk

—

Secondary

Queens Park Community School

Not yet inspected · Inspected Jan 2025 · 6 min walk

P8: +0.09A8: 49.9

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 9 min walk

5 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

54.4 incidents per 1,000 residents

Better than 59% of London
→ Stable

-30% vs borough

Crime by type

Anti-social behaviour23%
Other23%
Violence & sexual offences22%
Vehicle crime13%
Burglary7%
Drug offences4%
Theft3%
Robbery3%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 907m

Crime is 16% below 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£2,555/m²
Price per ft²£237/ft²
Avg floor area189.7 m²

EPC breakdown

C
2%
D
1%

Based on 3 properties · Confidence: low

Street mix

Semi 46%Terraced 23%Detached 8%Flat 23%

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£474,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,386
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+2.1%

Total change

+83%

Market Activity

Price Velocity & Acceleration

Current Velocity

-75.7%

per year

Acceleration

-148.15

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 13 sales

Property Type Mix

Total: 13 sales

Detached7.7%
Semi-detached46.2%
Terraced23.1%
Flat/maisonette23.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£230k£443k+92.4%1.4
Post-dot-com plateau2002–2002£138k£138k+0%1
Pre-crash peak2006–2006£620k£620k+0%1
GFC & correction2008–2012£320k£1.00m+212.5%1
Rate-rise correction2022–2022£1.73m£1.73m+0%1
Current market2025–2025£420k£420k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+3.7% alpha

Semi-detached+3.7% α
Local
24.1%
District
20.4%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Willesden Green Underground StationJubilee line
8.2 min walk
Kensal Rise

Nearby stations

Willesden Green Underground StationJubilee · Metropolitan
9 min walk
Brondesbury Park Rail StationMildmay
12 min walk
Kensal Rise Rail StationMildmay
12 min walk
Kensal RiseNational Rail
12 min walk
Kensal Green Rail StationLioness
18 min walk
No bus stops within 400m

31

Walkability score

136

Footpaths (500m)

0

Santander docks (800m)

1.8 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

23

Car parks (800m)

6

EV chargers (800m)

Nearest car park119m
Santander docks (800m)0
Nearest cycle dock1.8 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: 22.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.8 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 34%
More green space than 75% of London

Nearest SSSI: Brent Reservoir SSSI — 3.5 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): 3

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

2 min walk

90%

Recommend GP

90%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 2.4 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

17

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

23

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Rising Sun (519 m)

Nearest supermarketTesco Express · 1.4 km
9 tennis courts1 swimming pools2 sports halls

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)

1.0km

Post office

Nearby shops

Prewett Supermarket88 m
Sidmouth Xpress121 m
Soul Food & Wine274 m
O'Farrells Family Butchers505 m

Nearby cafes

Cuore55 m
Desire Coffee & Bistro80 m
Marina Cafe533 m
Costa Coffee539 m

Nearby restaurants

Ruhit's82 m
G asian canteen524 m
Kadiri's527 m
Spoon & rice534 m

Nearby pubs

The Rising Sun519 m
Angie's III541 m
Lula's550 m
Flynn's608 m

Nearby gyms

Nuffield Health Fitness & Wellbeing260 m
ZENW2482 m
Willesden Sports Centre504 m
The Maqam Centre818 m

Nearby pharmacies

Richard & Curtis95 m

Nearby health

Walm Lane Clinic816 m
Park Avenue Dental Care953 m
Food hygiene (5-star)73% of 86

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

CHARTERHOUSE CAVING COMPANY LIMITED
JKP GROUP LTD
KF DENTAL LTD
KINDCORP LTD
NORTH WEST LONDON ANAESTHESIA SERVICES LTD

+1 more

Investment

Investment grade, yield and market outlook

37

Investment score

Weak

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 score19/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

50.2

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,067m
Crossrail 2 route6,519m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,355 nationally

1,728

Est. population

7,505/km²

59%

Employed

49%

Degree educated

£46,100

Median income

5.1%

Claimant rate

SuburbanHigh densityEstablished mixed

43

Community stability

Age profile

21%
22%
20%
19%
18%
Under 1822%
18–3422%
35–4920%
50–6419%
65+18%

Tenure

21%
27%
29%
23%
Own outright21%
Own (mortgage)27%
Private rent29%
Social rent23%
Shared ownership0%
Rent free0%

Ethnicity

26%
22%
20%
14%
White British26%
White Other22%
Asian20%
Black12%
Mixed7%
Other14%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine16%
No car household43%
Unemployed7%
No qualifications14%

Housing tenure (Census 2021)

Private rent29%
Social rent23%

vs. London

Income vs London+9.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
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)
50
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
249, 249, Willesden Lane, Sidmouth Road, NW2 5JH38 homes
completed
FORMER AFG WILLESDEN, 290, FORMER AFG WILLESDEN, 290, WILLESDEN LANE, NW2 5HX29 homes
completed
Electric House, 296 & 296A, Electric House, 296 & 296A, Willesden Lane, NW2 5HZ25 homes
completed
1 Respite Unit For M H Children, 1 Respite Unit For M H Children, Clement Close, NW6 7AL12 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
29.4%
Election year
2022
MP
Dawn Butler (Labour)
MP majority
13,047
Constituency
Brent East

Councillors

Erica GbajumoLabour
Ryan Aaron HackLabour

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Key facts for NW2 5HH

Full postcodeNW2 5HH
Postcode districtNW2
BoroughLondon Borough of Brent
WardBrondesbury Park
Latitude51.543171
Longitude-0.223803
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