Willesden Green · Brent · Brent East constituency · 51.54919, -0.23655

NW2 5PE— Willesden Green, Brent

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

The practical family move

 

Schools 86%Safety 78/100Transport 49/100Low yield 3.43%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
54
Safety
78
Schools
51
Transport
49
Environment
61
Investment
59

The bottom line

NW2 5PE offers exceptional schools (86% 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.

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Location

NW2 5PE

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 5PE

🛡️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 5PE 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 · 1 min walk

KS2: 104.8

—

Secondary

Harris Lowe Academy Willesden

Not yet inspected · Inspected Nov 2024 · 14 min walk

P8: +0.26A8: 47.2

86% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Above London average

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 13 min walk

7 primaries · 1 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 538m

Crime is +27% above London average

Property

Prices, sales volume and market trends

Avg floor area61 m²

EPC breakdown

C
4%
D
15%
E
2%

Based on 21 properties · Confidence: medium

Street mix

Terraced 35%Flat 65%

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

1995–2023 · CAGR

+9.9%

Total change

+1302%

Market Activity

Price Velocity & Acceleration

Current Velocity

+111.8%

per year

Acceleration

+136.85

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 17 sales

Property Type Mix

Total: 17 sales

Terraced35.3%
Flat/maisonette64.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£51k£132k+158.8%1
Post-dot-com plateau2003–2004£225k£187k-16.7%1.5
Pre-crash peak2005–2007£213k£235k+10.6%1
GFC & correction2010–2011£640k£365k-43%1
Help-to-Buy recovery2013–2015£220k£450k+104.5%1
Pandemic surge2021–2021£450k£450k+0%1
Rate-rise correction2022–2023£338k£715k+111.9%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
4.1 min walk
Willesden Junction Low Level

Nearby stations

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

16

Walkability score

145

Footpaths (500m)

0

Santander docks (800m)

2.5 km

Nearest cycle dock

Central London commute times

London Bridge ★44 min
Victoria47 min ↑
Waterloo47 min ↑
Canary Wharf54 min ↑
City51 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

10

Car parks (800m)

4

EV chargers (800m)

Nearest car park520m
Santander docks (800m)0
Nearest cycle dock2.5 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

74%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed397 Mbps
Median download398 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 waterMEDIUM
Medium
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: 5.9 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 49%
Less green space than 96% of London

Nearest SSSI: Brent Reservoir SSSI — 2.6 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

12 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 · 2.9 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

26

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Tony's (349 m)

Nearest supermarketSahar · 1.6 km
3 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)

1.1km

Post office

Nearby shops

Sainsbury's Local204 m
DeliBeira389 m
Greengrocer416 m
Raj Food & Wine505 m

Nearby cafes

Costa Coffee670 m
Marina Cafe687 m
Pavilion Cafe874 m
Roundwood Lodge957 m

Nearby restaurants

Varanda Brazil340 m
Manon Grill399 m
K.D.'s takeaway505 m
Golden Dish517 m

Nearby pubs

Tony's349 m
Flynn's508 m
The Rising Sun600 m
Lula's633 m

Nearby gyms

Willesden Sports Centre1.1 km

Nearby pharmacies

Chana Chemist720 m

Nearby health

Park Avenue Dental Care612 m
Food hygiene (5-star)58% of 125

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ON TIME SECURITY 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 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

18.8

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,171m
Crossrail 2 route7,557m

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)
10
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)
142
Largest scheme
90 homes · WILLESDEN HIGH SCHOOL, 71, WILLESDEN HIGH SCHOOL, 71, POUND LANE, NW10 2HR
Pipeline pressure
NONE

Named schemes (500m)

WILLESDEN HIGH SCHOOL, 71, WILLESDEN HIGH SCHOOL, 71, POUND LANE, NW10 2HR90 homes
completed
OLD GAS BOARD OFFICES, OLD GAS BOARD OFFICES, POUND LANE, NW10 2HN59 homes
completed
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

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 5PE

Full postcodeNW2 5PE
Postcode districtNW2
BoroughLondon Borough of Brent
WardWillesden Green
Latitude51.549191
Longitude-0.236549
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