Willesden Green · Brent · Brent East constituency · 51.55055, -0.23777

NW2 5NN— Willesden Green, Brent

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

The practical family move

 

Schools 86%Safety 73/100Transport 47/100Yield 5.82%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
51
Safety
73
Schools
90
Transport
47
Environment
61
Investment
72

The bottom line

NW2 5NN offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £330,000 median — a strong choice for Families and Investors.

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Location

NW2 5NN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-36.5% vs London avg
vs London income-10.0% vs London avg
vs London crime+67.0% vs London avg

Deep-dive guides for NW2 5NN

🛡️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 5NN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Andrew and St Francis CofE Primary School

Not yet inspected · 3 min walk

KS2: 104.8

★★

Secondary

North Brent School

Good · Inspected Mar 2024 · 10 min walk

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 13 min walk

6 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

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 693m

Crime is +67% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£330,000

Median sale price

Bottom 25% — 37% below London median

£330,000 is 37% below the London median (£520,000)

+11.9%

This year

Flat

Dominant type

Price history

5-year change
-5.8%
Sales (24 months)5
New build0.0%
Avg flat£330,000
Price per m²£5,314/m²
Price per ft²£494/ft²
Avg floor area62.6 m²

EPC breakdown

C
12%
D
19%
E
2%
F
1%

Based on 34 properties · Confidence: high

Street mix

Terraced 6%Flat 94%

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

Stamp duty

Standard buyer£4,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£13,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

8.7×

Price-to-income

£1,651/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£156,500
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

1995–2026 · CAGR

+6.9%

Total change

+696%

Market Activity

Price Velocity & Acceleration

Current Velocity

+68.5%

per year

Acceleration

+102.01

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £175k–£200k · 35 sales

Property Type Mix

Total: 35 sales

Terraced5.7%
Flat/maisonette94.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£55k£124k+125%2.3
Post-dot-com plateau2001–2004£132k£190k+43.9%1.7
Pre-crash peak2006–2007£233k£228k-1.9%1.5
GFC & correction2008–2009£256k£201k-21.7%2
Help-to-Buy recovery2014–2014£368k£368k+0%1
Brexit uncertainty2017–2019£465k£465k+0%1
Rate-rise correction2023–2023£391k£391k+0%1
Current market2025–2026£260k£438k+68.5%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.2% alpha

Flat/maisonette-1.2% α
Local
5.2%
District
6.4%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

24out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing4
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
2.1 min walk
Willesden Junction

Nearby stations

Dollis Hill Underground StationJubilee
2 min walk
Neasden Underground StationJubilee
12 min walk
Willesden Green Underground StationJubilee · Metropolitan
14 min walk
Willesden Junction Rail StationMildmay · Lioness
26 min walk
Willesden JunctionNational Rail
26 min walk
No bus stops within 400m

20

Walkability score

141

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

4

Car parks (800m)

4

EV chargers (800m)

Nearest car park590m
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 — 2.4 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

GLADSTONE MEDICAL CENTRE

5 DOLLIS HILL LANE, NW2 6JH

13 min walk

78%

Recommend GP

78%

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

23

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Tony's (320 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)

1.1km

Post office

Nearby shops

Greengrocer252 m
Sainsbury's Local377 m
DeliBeira552 m
Asda Express560 m

Nearby cafes

Saffron Chai754 m
Costa Coffee803 m
Pavilion Cafe816 m
The Stables1.1 km

Nearby restaurants

Manon Grill233 m
Varanda Brazil506 m
K.D.'s takeaway661 m
Golden Dish671 m

Nearby pubs

Tony's320 m
Flynn's663 m
The Rising Sun768 m
Lula's770 m

Nearby pharmacies

Chana Chemist880 m

Nearby health

Park Avenue Dental Care657 m
Food hygiene (5-star)58% of 115

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

BALBINO GALO CATERING LTD

Investment

Investment grade, yield and market outlook

72

Investment score

Strong

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
5.8% (good)London avg: 3.8%Strong yield — top 12% of London
Gentrification score11/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months2

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

17/100

Velocity score

Future outlook

36.7

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,323m
Crossrail 2 route7,684m

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%
Price vs London-36.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
8
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
114 homes · CORNMOW DRIVE (1), CORNMOW DRIVE (1), LANCASTER ROAD, NW10
Pipeline pressure
NONE

Named schemes (500m)

COLLEGE OF NW LONDON (WILLESDEN SITE), COLLEGE OF NW LONDON (WILLESDEN SITE), DENZIL ROAD, DUDDEN HILL LANE, NW10 2XD41 homes
completed
391-395, 391-395, Chapter Road, NW2 5NG38 homes
completed
LAND REAR OF GLADSTONE PARK JMI SCHOOL, LAND REAR OF GLADSTONE PARK JMI SCHOOL, SHERRICK GREEN ROAD, NW1032 homes
completed
LAND TO REAR AND, 311, 331 & 333, LAND TO REAR AND, 311, 331 & 333, HIGH ROAD, WILLESDEN, NW10 2JT32 homes
completed
LAND ADJACENT TO CHURCHMEAD (8), 331-333, LAND ADJACENT TO CHURCHMEAD (8), 331-333, HIGH ROAD, NW1030 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£330,000)

£4,000

Standard buyer

£0

First-time buyer

Save £4,000

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for NW2 5NN

Full postcodeNW2 5NN
Postcode districtNW2
BoroughLondon Borough of Brent
WardWillesden Green
Latitude51.550549
Longitude-0.237766
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