Willesden Green · Brent · Brent East constituency · 51.54956, -0.23829

NW2 5PR— Willesden Green, Brent

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

The practical family move

 

Schools 86%Safety 73/100Transport 45/100Low yield 3.43%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
51
Safety
73
Schools
90
Transport
45
Environment
61
Investment
59

The bottom line

NW2 5PR offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

NW2 5PR

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 5PR

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How NW2 5PR 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 · 2 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 · 12 min walk

9 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)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 589m

Crime is +67% above London average

Property

Prices, sales volume and market trends

Avg floor area72.6 m²

EPC breakdown

C
16%
D
11%
E
8%
F
1%

Based on 36 properties · Confidence: high

Street mix

Terraced 9%Flat 82%Other 9%

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£181,500
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

1995–2022 · CAGR

+7.7%

Total change

+650%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.0%

per year

Acceleration

-56.93

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £75k–£100k · 31 sales

Property Type Mix

Total: 31 sales

Terraced9.7%
Flat/maisonette90.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£52k£130k+150%2.2
Post-dot-com plateau2001–2004£149k£222k+49%1
Pre-crash peak2006–2006£205k£205k+0%3
GFC & correction2012–2012£215k£215k+0%2
Help-to-Buy recovery2013–2016£365k£355k-2.7%1.7
Brexit uncertainty2017–2018£275k£415k+50.9%2.5
Rate-rise correction2022–2022£390k£390k+0%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.4% alpha

Flat/maisonette-0.4% α
Local
6.8%
District
7.2%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
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
3.3 min walk
Willesden Junction

Nearby stations

Dollis Hill Underground StationJubilee
3 min walk
Neasden Underground StationJubilee
12 min walk
Willesden Green Underground StationJubilee · Metropolitan
15 min walk
Willesden Junction Rail StationMildmay · Lioness
24 min walk
Willesden JunctionNational Rail
24 min walk
No bus stops within 400m

20

Walkability score

147

Footpaths (500m)

0

Santander docks (800m)

2.6 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

7

Car parks (800m)

4

EV chargers (800m)

Nearest car park593m
Santander docks (800m)0
Nearest cycle dock2.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

77%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed410 Mbps
Median download406 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: 34%
Less green space than 96% 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

GLADSTONE MEDICAL CENTRE

5 DOLLIS HILL LANE, NW2 6JH

14 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCentral Middlesex Hospital · 2.9 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.1 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)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

Nearest supermarketSahar · 1.6 km

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)

1.0km

Post office

Nearby shops

Sainsbury's Local314 m
Greengrocer361 m
DeliBeira512 m
Raj Food & Wine574 m

Nearby cafes

Saffron Chai689 m
Pavilion Cafe920 m
Roundwood Lodge976 m
The Stables1.2 km

Nearby restaurants

Manon Grill341 m
Varanda Brazil460 m
K.D.'s takeaway631 m
Golden Dish642 m

Nearby pubs

Tony's238 m
Flynn's633 m
The Rising Sun718 m
Lula's761 m

Nearby pharmacies

Chana Chemist779 m

Nearby health

Park Avenue Dental Care714 m
Food hygiene (5-star)58% of 115

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

ACADEMY OF LIGHT LIMITED
CLUBCLICK LIMITED
CONSTRUCTION ART & DESIGN LIMITED
DELPHUS CLINIC LIMITED
GOLDENTILE ROOFING LTD

+3 more

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

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,296m
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%

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)

WILLESDEN HIGH SCHOOL, 71, WILLESDEN HIGH SCHOOL, 71, POUND LANE, NW10 2HR90 homes
completed
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 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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Compare Brent with nearby boroughs:

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Key facts for NW2 5PR

Full postcodeNW2 5PR
Postcode districtNW2
BoroughLondon Borough of Brent
WardWillesden Green
Latitude51.549559
Longitude-0.238295
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