Brondesbury Park · Brent · Brent East constituency · 51.54621, -0.21571

NW2 5RG— Brondesbury Park, Brent

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

The practical family move

 

Schools 100%Safety 84/100Transport 42/100Low yield 3.43%

Best for: Families

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
63
Safety
84
Schools
60
Transport
42
Environment
61
Investment
56

The bottom line

NW2 5RG offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

Less suited to Car-free commuters.

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Toggle the things that matter to you — see how NW2 5RG scores on each.

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Location

NW2 5RG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for NW2 5RG

🛡️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 5RG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

North West London Jewish Day School

Not yet inspected · 4 min walk

KS2: 106.0

—

Secondary

Queens Park Community School

Not yet inspected · Inspected Jan 2025 · 8 min walk

P8: +0.09A8: 49.9

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 17 min walk

7 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) · 1.5km

Crime is 24% below London average

Property

Prices, sales volume and market trends

Avg floor area51.9 m²

EPC breakdown

C
8%

Based on 8 properties · Confidence: low

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£129,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,952
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2018 · CAGR

+8.5%

Total change

+411%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.9%

per year

Acceleration

-53.39

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 14 sales

Property Type Mix

Total: 14 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£88k£159k+80.4%1.7
Post-dot-com plateau2003–2003£213k£213k+0%1
Pre-crash peak2005–2007£200k£248k+24%1
GFC & correction2008–2011£240k£265k+10.4%1
Help-to-Buy recovery2013–2015£280k£438k+56.2%1
Brexit uncertainty2018–2018£450k£450k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+10.9% alpha

Flat/maisonette+10.9% α
Local
34.3%
District
23.4%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position40

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
6.2 min walk
Brondesbury Park

Nearby stations

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

22

Walkability score

11

Footpaths (500m)

0

Santander docks (800m)

1.8 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

29

Car parks (800m)

2

EV chargers (800m)

Nearest car park244m
Santander docks (800m)0
Nearest cycle dock1.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

54%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed317 Mbps
Median download323 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.5 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Brent Reservoir SSSI — 3.5 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

7 min walk

89%

Recommend GP

89%

Overall GP experience

5

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 2.7 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

7

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Beer + Burger (473 m)

Nearest supermarketCo-op Food · 829 m
5 tennis courts1 swimming pools1 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)

1.2km

Post office

Nearby shops

Sainsbury's Local471 m
GAIL's Bakery Willesden Green483 m
Galaxy Newsagents501 m
The Co-operative Food513 m

Nearby cafes

Xoxo497 m
Embresso498 m
Mineiro Village522 m
Curly Coffee Bar527 m

Nearby restaurants

Nest499 m
Big Bite500 m
Istanbul Shish Grill502 m
Chicken cottage507 m

Nearby pubs

Beer + Burger473 m
Angie's III582 m
The Windmill857 m
The Beaten Docket878 m

Nearby gyms

Brondesbury Bowls Club400 m
Nuffield Health Fitness & Wellbeing415 m
ZENW2590 m
The Maqam Centre968 m

Nearby pharmacies

Richard & Curtis750 m
Green Light Pharmacy805 m
Lever Medical Centre887 m
Akhtar Health Store1.1 km

Nearby health

Walm Lane Clinic508 m
Mapesbury Medical Group732 m
Willesden Green Surgery840 m
Zental Dental Cricklewood847 m
Food hygiene (5-star)76% of 46

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

CAFE DE PROVENCE LONDON LTD
MIDDLESEX BUSINESS SERVICES LTD
RITE DEAL LTD

Investment

Investment grade, yield and market outlook

56

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

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

30.6

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,783m
Crossrail 2 route6,081m

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)
3
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)
45
Largest scheme
74 homes · 5 Ex Manor School, 5 Ex Manor School, The Avenue, NW6 7YG
Pipeline pressure
NONE

Named schemes (500m)

'PARKSIDE COURT', 59-61, 'PARKSIDE COURT', 59-61, BRONDESBURY PARK, WILLESDEN LANE (223), NW649 homes
completed
24-51 INC, John Barker Court, 12-14, 24-51 INC, John Barker Court, 12-14, Brondesbury Park, Kilburn, NW6 7BW33 homes
completed
PARKSIDE COURT, 223, PARKSIDE COURT, 223, WILLESDEN LANE, NW2 5RJ31 homes
completed
1-6 GRANGE COURT, 1-7 GROVE COURT, 1-6 GRANGE COURT, 1-7 GROVE COURT, WILLESDEN LANE, NW228 homes
completed
68A, 68A, CHATSWORTH ROAD, NW2 4DG18 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 5RG

Full postcodeNW2 5RG
Postcode districtNW2
BoroughLondon Borough of Brent
WardBrondesbury Park
Latitude51.546214
Longitude-0.215709
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