Brondesbury Park · Brent · Brent East constituency · 51.54479, -0.22351

NW2 5JT— Brondesbury Park, Brent

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

Strong, well-rated schools nearby

 

Schools 100%Safety 83/100Transport 37/100Low yield 3.43%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
66
Safety
83
Schools
100
Transport
37
Environment
62
Investment
48

The bottom line

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

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW2 5JT

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 5JT

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How NW2 5JT 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 · 5 min walk

—

Secondary

Queens Park Community School

Not yet inspected · Inspected Jan 2025 · 7 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 · 12 min walk

7 primaries · 1 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

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) · 919m

Crime is 16% below London average

Property

Prices, sales volume and market trends

Avg floor area280.8 m²

EPC breakdown

D
3%
E
1%
F
1%

Based on 5 properties · Confidence: low

Street mix

Semi 75%Detached 25%

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£702,000
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)
GlazingPartial double glazing
Council tax band Band EAnnual charge £2,386
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2020 · CAGR

+8.5%

Total change

+559%

Market Activity

Price Velocity & Acceleration

Current Velocity

-41.9%

per year

Acceleration

-116.88

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £700k+ · 8 sales

Property Type Mix

Total: 8 sales

Detached25%
Semi-detached75%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£273k£273k+0%1
Post-dot-com plateau2002–2002£625k£625k+0%2
Pre-crash peak2007–2007£1.05m£1.05m+0%1
GFC & correction2012–2012£2.00m£2.00m+0%1
Help-to-Buy recovery2016–2016£1.77m£1.77m+0%1
Brexit uncertainty2019–2019£3.10m£3.10m+0%1
Pandemic surge2020–2020£1.80m£1.80m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Willesden Green Underground StationJubilee line
6 min walk
Kensal Rise

Nearby stations

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

36

Walkability score

162

Footpaths (500m)

0

Santander docks (800m)

1.9 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

22

Car parks (800m)

6

EV chargers (800m)

Nearest car park152m
Santander docks (800m)0
Nearest cycle dock1.9 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: 4.9 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 49%
Below average green space

Nearest SSSI: Brent Reservoir SSSI — 3.4 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

2 min walk

90%

Recommend GP

90%

Overall GP experience

2

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 2.5 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

41

Parks (1km)

21

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

22

Sports (1km)

3

Convenience

Nearest supermarketCo-op Food · 1.5 km
9 tennis courts1 swimming pools2 sports halls

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)

1.2km

Post office

Nearby shops

Prewett Supermarket243 m
Sidmouth Xpress272 m
Brazil BR Market344 m
O'Farrells Family Butchers351 m

Nearby cafes

Cuore216 m
Desire Coffee & Bistro237 m
Marina Cafe389 m
Xoxo398 m

Nearby restaurants

Ruhit's238 m
Lezziz Charcoal Grill364 m
Spoon & rice366 m
G asian canteen370 m

Nearby pubs

Angie's III360 m
Lula's420 m
Beer + Burger460 m
The Rising Sun480 m

Nearby gyms

Nuffield Health Fitness & Wellbeing153 m
ZENW2303 m
Willesden Sports Centre637 m
The Maqam Centre953 m

Nearby pharmacies

Richard & Curtis248 m

Nearby health

Walm Lane Clinic642 m
Park Avenue Dental Care793 m
Food hygiene (5-star)71% of 93

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

ABJ CAPITAL LTD
KONN3CTOR LIMITED
LUXPRO LTD
RNZB INVESTMENTS 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 score20/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

38.8

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,145m
Crossrail 2 route6,548m

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)
2
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
62
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
RUTLAND PARK MANSIONS (1-42), RUTLAND PARK MANSIONS (1-42), RUTLAND PARK, WALM LANE, NW2 4RG36 homes
completed
FORMER AFG WILLESDEN, 290, FORMER AFG WILLESDEN, 290, WILLESDEN LANE, NW2 5HX29 homes
completed
1-6 GRANGE COURT, 1-7 GROVE COURT, 1-6 GRANGE COURT, 1-7 GROVE COURT, WILLESDEN LANE, NW228 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 5JT

Full postcodeNW2 5JT
Postcode districtNW2
BoroughLondon Borough of Brent
WardBrondesbury Park
Latitude51.544795
Longitude-0.223509
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