Brondesbury Park · Brent · Brent East constituency · 51.54760, -0.21982

NW2 5SA— Brondesbury Park, Brent

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

The practical family move

 

Schools 100%Safety 84/100Transport 46/100Low yield 3.43%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
84
Schools
60
Transport
46
Environment
61
Investment
57

The bottom line

NW2 5SA 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 5SA

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 5SA

🛡️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 5SA 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 · 8 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 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 16 min walk

6 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 1.2km

Crime is 24% below London average

Property

Prices, sales volume and market trends

Avg floor area67.8 m²

EPC breakdown

C
4%
D
1%
E
1%

Based on 6 properties · Confidence: low

Street mix

Semi 15%Flat 85%

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£169,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (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

1995–2015 · CAGR

+7%

Total change

+285%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.8%

per year

Acceleration

-14.59

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 13 sales

Property Type Mix

Total: 13 sales

Semi-detached15.4%
Flat/maisonette84.6%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£96k£198k+106.2%1.2
Post-dot-com plateau2002–2004£215k£354k+64.7%1.5
GFC & correction2008–2008£470k£470k+0%1
Help-to-Buy recovery2013–2015£400k£370k-7.5%1.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-4.3% alpha

Flat/maisonette-4.3% α
Local
1.6%
District
5.9%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
2.5 min walk
Brondesbury Park

Nearby stations

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

41

Walkability score

106

Footpaths (500m)

0

Santander docks (800m)

2.0 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

23

Car parks (800m)

2

EV chargers (800m)

Nearest car park148m
Santander docks (800m)0
Nearest cycle dock2.0 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: 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: 4.8 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 25%
Less green space than 80% of London

Nearest SSSI: Brent Reservoir SSSI — 3.2 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

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 2.8 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

16

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

10

Sports (1km)

4

Convenience

Nearest supermarketCo-op Food · 869 m
5 tennis courts1 swimming pools

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)

1.1km

Post office

Nearby shops

Sainsbury's Local160 m
GAIL's Bakery Willesden Green161 m
Galaxy Newsagents181 m
The Co-operative Food242 m

Nearby cafes

Xoxo173 m
Embresso182 m
Mineiro Village258 m
Curly Coffee Bar267 m

Nearby restaurants

Istanbul Shish Grill178 m
Big Bite181 m
Sushi Masa194 m
Nest197 m

Nearby pubs

Beer + Burger157 m
Angie's III265 m
Lula's559 m
Flynn's727 m

Nearby gyms

ZENW2287 m
Nuffield Health Fitness & Wellbeing316 m
Brondesbury Bowls Club681 m
The Maqam Centre1.1 km

Nearby pharmacies

Richard & Curtis647 m
Green Light Pharmacy865 m
Lever Medical Centre889 m
Akhtar Health Store994 m

Nearby health

Walm Lane Clinic272 m
Willesden Green Surgery712 m
Park Avenue Dental Care718 m
Zental Dental Cricklewood855 m
Food hygiene (5-star)73% of 77

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Registered businesses

BODE & CIGAR LTD
LACHESIS CONSULTING LTD
NEROU LTD
PARAMOUNT PROJECTS INVESTORS LTD
PARAMOUNT PROJECTS LDN LTD

+2 more

Investment

Investment grade, yield and market outlook

57

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 score18/100
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

36

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,105m
Crossrail 2 route6,402m

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)
51
Largest scheme
67 homes · THE HEATHFIELD CLUB, 111, THE HEATHFIELD CLUB, 111, BRONDESBURY PARK, NW2
Pipeline pressure
NONE

Named schemes (500m)

THE HEATHFIELD CLUB, 111, THE HEATHFIELD CLUB, 111, BRONDESBURY PARK, NW267 homes
completed
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

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 5SA

Full postcodeNW2 5SA
Postcode districtNW2
BoroughLondon Borough of Brent
WardBrondesbury Park
Latitude51.547598
Longitude-0.219823
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