Brondesbury Park · Brent · Brent East constituency · 51.54755, -0.21773

NW2 5QU— Brondesbury Park, Brent

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

The practical family move

 

Schools 100%Safety 84/100Transport 45/100~3% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
63
Safety
84
Schools
60
Transport
45
Environment
61
Investment
46

The bottom line

NW2 5QU 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.

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Location

NW2 5QU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+8.1% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for NW2 5QU

🛡️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 5QU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Anson Primary School

Not yet inspected · 9 min walk

KS2: 105.3

—

Secondary

Queens Park Community School

Not yet inspected · Inspected Jan 2025 · 10 min walk

P8: +0.09A8: 49.9

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

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.4 incidents per 1,000 residents

Better than 63% of London
→ Stable

-36% vs borough

Crime by type

Anti-social behaviour25%
Other25%
Violence & sexual offences21%
Burglary15%
Vehicle crime8%
Theft5%
Drug offences1%
Robbery0%

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) · 1.4km

Crime is 24% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

NW2 district median

£560,000

Based on 251 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£6,402/m²
Price per ft²£595/ft²
Avg floor area98.9 m²

EPC breakdown

A
2%
B
12%
C
23%
D
10%
E
5%
F
1%

Based on 53 properties · Confidence: high

Street mix

Semi 36%Detached 12%Flat 50%Other 2%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£247,250
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(other premises above)
Heating fuelmains gas (not community)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,952
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.1%

Total change

+498%

Market Activity

Price Velocity & Acceleration

Current Velocity

-63.0%

per year

Acceleration

-240.82

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £600k–£700k · 41 sales

Property Type Mix

Total: 41 sales

Detached12.2%
Semi-detached36.6%
Flat/maisonette51.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£105k£320k+204.8%2
Post-dot-com plateau2001–2002£249k£360k+44.9%1
Pre-crash peak2005–2007£458k£1.20m+162.3%1.5
GFC & correction2009–2010£935k£595k-36.4%1.5
Help-to-Buy recovery2016–2016£1.52m£1.52m+0%1
Brexit uncertainty2017–2019£1.35m£930k-31.1%4
Pandemic surge2020–2021£1.85m£510k-72.4%1.5
Rate-rise correction2022–2023£610k£1.70m+177.9%1
Current market2025–2025£628k£628k+0%3

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+1% alpha

Weakest performer

Flat/maisonette

-2.9% alpha

Semi-detached+1% α
Local
9.1%
District
8.1%
Flat/maisonette-2.9% α
Local
0.4%
District
3.3%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Willesden Green Underground StationJubilee line
3.8 min walk
Brondesbury Park

Nearby stations

Willesden Green Underground StationJubilee · Metropolitan
4 min walk
Brondesbury Park Rail StationMildmay
12 min walk
Brondesbury ParkNational Rail
12 min walk
Kilburn Underground StationJubilee
12 min walk
Brondesbury Rail StationMildmay
14 min walk
No bus stops within 400m

33

Walkability score

87

Footpaths (500m)

0

Santander docks (800m)

1.9 km

Nearest cycle dock

Central London commute times

London Bridge ★43 min
Victoria46 min ↑
Waterloo46 min ↑
Canary Wharf53 min ↑
City50 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

28

Car parks (800m)

2

EV chargers (800m)

Nearest car park226m
Santander docks (800m)0
Nearest cycle dock1.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

91%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed464 Mbps
Median download435 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: 4.7 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 80% of London

Nearest SSSI: Brent Reservoir SSSI — 3.3 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): 3

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

WALM LANE SURGERY

114 WALM LANE, NW2 4RT

4 min walk

89%

Recommend GP

89%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 2.8 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

12

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

10

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Beer + Burger (276 m)

Nearest supermarketCo-op Food · 775 m
5 tennis courts1 sports halls

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 Local270 m
GAIL's Bakery Willesden Green290 m
Galaxy Newsagents304 m
The Co-operative Food309 m

Nearby cafes

Embresso299 m
Xoxo312 m
Mineiro Village319 m
Curly Coffee Bar325 m

Nearby restaurants

Nest296 m
Chicken cottage303 m
Big Bite303 m
Pasha Shawarma313 m

Nearby pubs

Beer + Burger276 m
Angie's III409 m
Lula's704 m
The Windmill778 m

Nearby gyms

Nuffield Health Fitness & Wellbeing384 m
ZENW2431 m
Brondesbury Bowls Club536 m
The Maqam Centre1.1 km

Nearby pharmacies

Richard & Curtis733 m
Green Light Pharmacy765 m
Lever Medical Centre810 m
Akhtar Health Store949 m

Nearby health

Walm Lane Clinic309 m
Willesden Green Surgery690 m
Mapesbury Medical Group724 m
Zental Dental Cricklewood773 m
Food hygiene (5-star)75% of 59

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Registered businesses

130 CHATSWORTH ROAD MANAGEMENT COMPANY LIMITED
82 MELROSE AVENUE LIMITED
AERA ELEVATION LTD
BANNER UP LTD
D O FOODS LTD

+6 more

Investment

Investment grade, yield and market outlook

46

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 score16/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

12/100

Velocity score

Future outlook

43.5

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,983m
Crossrail 2 route6,263m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,795 nationally

1,761

Est. population

9,088/km²

54%

Employed

50%

Degree educated

£45,400

Median income

7.5%

Claimant rate

Inner cityHigh densityRenters

32

Community stability

Age profile

20%
26%
23%
14%
17%
Under 1820%
18–3426%
35–4924%
50–6414%
65+17%

Tenure

18%
17%
45%
18%
Own outright18%
Own (mortgage)17%
Private rent45%
Social rent18%
Shared ownership1%
Rent free1%

Ethnicity

28%
23%
15%
16%
White British28%
White Other23%
Asian15%
Black12%
Mixed6%
Other16%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine16%
No car household50%
Unemployed4%
No qualifications21%

Housing tenure (Census 2021)

Private rent45%
Social rent18%

vs. London

Income vs London+8.1%

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)
50
Largest scheme
67 homes · THE HEATHFIELD CLUB, 111, THE HEATHFIELD CLUB, 111, BRONDESBURY PARK, NW2
Pipeline pressure
NONE

Named schemes (500m)

NIGHT CLUB & MEETING ROOMS, NIGHT CLUB & MEETING ROOMS, WALM LANE, NW254 homes
completed
'PARKSIDE COURT', 59-61, 'PARKSIDE COURT', 59-61, BRONDESBURY PARK, WILLESDEN LANE (223), NW649 homes
completed
110 Walm Lane, London, NW2 4RS48 homes
completed
249, 249, Willesden Lane, Sidmouth Road, NW2 5JH38 homes
completed
PARKSIDE COURT, 223, PARKSIDE COURT, 223, WILLESDEN LANE, NW2 5RJ31 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 5QU

Full postcodeNW2 5QU
Postcode districtNW2
BoroughLondon Borough of Brent
WardBrondesbury Park
Latitude51.547548
Longitude-0.217734
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