Willesden Green · Brent · Brent East constituency · 51.55039, -0.23666

NW2 5NL— Willesden Green, Brent

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

The practical family move

 

Schools 86%Safety 73/100Transport 47/100Low yield 3.43%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
51
Safety
73
Schools
51
Transport
47
Environment
61
Investment
59

The bottom line

NW2 5NL offers exceptional schools (86% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

NW2 5NL

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+67.0% vs London avg

Deep-dive guides for NW2 5NL

🛡️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 5NL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

51

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 · 16 min walk

P8: +0.26A8: 47.2

86% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Above London average

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

108.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+41% vs borough

Crime by type

Other28%
Violence & sexual offences25%
Anti-social behaviour13%
Vehicle crime12%
Drug offences8%
Burglary5%
Theft4%
Robbery4%

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) · 671m

Crime is +67% above London average

Property

Prices, sales volume and market trends

Avg floor area61 m²

EPC breakdown

C
12%
D
11%

Based on 23 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

Energy & construction

Solar yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£152,500
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

1997–2023 · CAGR

+6.9%

Total change

+472%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.4%

per year

Acceleration

+4.39

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 18 sales

Property Type Mix

Total: 18 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£70k£130k+85.8%1
Post-dot-com plateau2001–2004£109k£200k+82.8%2
GFC & correction2011–2011£206k£206k+0%2
Help-to-Buy recovery2014–2014£440k£440k+0%4
Pandemic surge2021–2021£410k£410k+0%2
Rate-rise correction2023–2023£400k£400k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.1% alpha

Flat/maisonette+1.1% α
Local
6.8%
District
5.7%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position75

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
2.7 min walk
Willesden Junction Low Level

Nearby stations

Dollis Hill Underground StationJubilee
3 min walk
Neasden Underground StationJubilee
12 min walk
Willesden Green Underground StationJubilee · Metropolitan
13 min walk
Willesden Junction Rail StationMildmay · Lioness
26 min walk
Willesden Junction Underground StationBakerloo
26 min walk
No bus stops within 400m

19

Walkability score

124

Footpaths (500m)

0

Santander docks (800m)

2.6 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

5

Car parks (800m)

4

EV chargers (800m)

Nearest car park621m
Santander docks (800m)0
Nearest cycle dock2.6 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: 6.0 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 28%
Less green space than 97% 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

13 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCentral Middlesex Hospital · 3.0 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Tony's (378 m)

Nearest supermarketSahar · 1.7 km

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)

1.2km

Post office

Nearby shops

Greengrocer287 m
Sainsbury's Local327 m
DeliBeira486 m
Asda Express632 m

Nearby cafes

Costa Coffee726 m
Marina Cafe741 m
Pavilion Cafe775 m
The Stables1.1 km

Nearby restaurants

Manon Grill271 m
Varanda Brazil444 m
K.D.'s takeaway591 m
Golden Dish600 m

Nearby pubs

Tony's378 m
Flynn's593 m
Lula's694 m
The Rising Sun705 m

Nearby pharmacies

Chana Chemist853 m

Nearby health

Park Avenue Dental Care584 m
Food hygiene (5-star)58% of 116

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
3
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

NL HOME LAKE LTD
REMOTEBRIDGE SOLUTIONS LIMITED
SHERLOW ELECTRICAL LIMITED

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 score11/100
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

17.9

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,249m
Crossrail 2 route7,606m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,803 nationally

2,141

Est. population

22,017/km²

59%

Employed

32%

Degree educated

£37,800

Median income

9.9%

Claimant rate

Inner cityVery high densityRenters

23

Community stability

Age profile

28%
23%
27%
15%
Under 1828%
18–3423%
35–4927%
50–6415%
65+8%

Tenure

56%
24%
Own outright10%
Own (mortgage)9%
Private rent56%
Social rent24%
Shared ownership1%
Rent free0%

Ethnicity

28%
21%
16%
14%
White British12%
White Other28%
Asian21%
Black16%
Mixed10%
Other14%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine28%
No car household61%
Unemployed5%
No qualifications25%

Housing tenure (Census 2021)

Private rent56%
Social rent24%

vs. London

Income vs London-10.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
10
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)
143
Largest scheme
114 homes · CORNMOW DRIVE (1), CORNMOW DRIVE (1), LANCASTER ROAD, NW10
Pipeline pressure
NONE

Named schemes (500m)

391-395, 391-395, Chapter Road, NW2 5NG38 homes
completed
LAND TO REAR AND, 311, 331 & 333, LAND TO REAR AND, 311, 331 & 333, HIGH ROAD, WILLESDEN, NW10 2JT32 homes
completed
LAND REAR OF GLADSTONE PARK JMI SCHOOL, LAND REAR OF GLADSTONE PARK JMI SCHOOL, SHERRICK GREEN ROAD, NW1032 homes
completed
LAND ADJACENT TO CHURCHMEAD (8), 331-333, LAND ADJACENT TO CHURCHMEAD (8), 331-333, HIGH ROAD, NW1030 homes
completed
19 Dudden Hill Lane, London, NW10 2ET, 1929 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 5NL

Full postcodeNW2 5NL
Postcode districtNW2
BoroughLondon Borough of Brent
WardWillesden Green
Latitude51.550388
Longitude-0.236662
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
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