Willesden Green · Brent · Brent East constituency · 51.54836, -0.22261

NW2 5SH— Willesden Green, Brent

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

The practical family move

 

Schools 100%Safety 67/100Transport 51/100Low yield 3.43%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
60
Safety
67
Schools
100
Transport
51
Environment
61
Investment
61

The bottom line

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

The catches: high noise levels nearby and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

NW2 5SH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+4.3% vs London avg
vs London crime+135.0% vs London avg

Deep-dive guides for NW2 5SH

🛡️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 5SH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Convent of Jesus and Mary RC Infant School

Outstanding · Inspected Dec 2023 · 4 min walk

—

Secondary

Queens Park Community School

Not yet inspected · Inspected Jan 2025 · 11 min walk

P8: +0.09A8: 49.9

100% of local schools rated Good or Outstanding · based on 14 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

152.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+98% vs borough

Crime by type

Other39%
Violence & sexual offences19%
Anti-social behaviour17%
Vehicle crime7%
Theft5%
Burglary5%
Robbery5%
Drug offences3%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 1.1km

Crime is +135% above London average

Property

Prices, sales volume and market trends

Avg floor area59 m²

EPC breakdown

C
6%
D
11%
E
5%
G
1%

Based on 23 properties · Confidence: medium

Street mix

Terraced 7%Flat 60%Other 33%

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£147,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,735
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2021 · CAGR

+6.3%

Total change

+395%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.8%

per year

Acceleration

+44.17

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 10 sales

Property Type Mix

Total: 10 sales

Terraced10%
Flat/maisonette90%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£60k£200k+233.3%1
Post-dot-com plateau2003–2003£119k£119k+0%2
Pre-crash peak2007–2007£235k£235k+0%2
Help-to-Buy recovery2013–2015£220k£250k+13.6%1
Pandemic surge2021–2021£297k£297k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+11.4% alpha

Flat/maisonette+11.4% α
Local
18.5%
District
7.1%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Willesden Green StationMetropolitan line
1.4 min walk
Kensal Rise

Nearby stations

Willesden Green Underground StationJubilee · Metropolitan
1 min walk
Dollis Hill Underground StationJubilee
15 min walk
Brondesbury Park Rail StationMildmay
15 min walk
Kilburn Underground StationJubilee
16 min walk
Brondesbury Rail StationMildmay
18 min walk
No bus stops within 400m

42

Walkability score

149

Footpaths (500m)

0

Santander docks (800m)

2.1 km

Nearest cycle dock

Central London commute times

London Bridge ★45 min
Victoria48 min ↑
Waterloo48 min ↑
Canary Wharf55 min ↑
City53 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

18

Car parks (800m)

5

EV chargers (800m)

Nearest car park186m
Santander docks (800m)0
Nearest cycle dock2.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

89%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed456 Mbps
Median download431 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.0 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 46%
Less green space than 80% of London

Nearest SSSI: Brent Reservoir SSSI — 3.1 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): 2

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 · 2.9 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

19

Parks (1km)

19

Restaurants (800m)

8

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

10

Sports (1km)

5

Convenience

Nearest supermarketCo-op Food · 1.1 km
5 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
981 licensed premises in borough386 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

GAIL's Bakery Willesden Green72 m
Galaxy Newsagents76 m
Sainsbury's Local119 m
Brazil BR Market195 m

Nearby cafes

Xoxo38 m
Embresso94 m
Mineiro Village229 m
Curly Coffee Bar239 m

Nearby restaurants

Cavallino16 m
Sushi Masa27 m
Arponna31 m
Istanbul Shish Grill33 m

Nearby pubs

Angie's III76 m
Beer + Burger100 m
Lula's381 m
Flynn's555 m

Nearby gyms

ZENW2134 m
Nuffield Health Fitness & Wellbeing393 m
Willesden Sports Centre995 m

Nearby pharmacies

Richard & Curtis644 m

Nearby health

Walm Lane Clinic276 m
Park Avenue Dental Care513 m
Willesden Green Surgery717 m
Cricklewood Dental1.0 km
Food hygiene (5-star)73% of 84

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

AL ALLOUSH MEAT LIMITED
CAVALLINO LIMITED
DAMASCUS MARKIT LIMITED
DIGITAL HIVE GREEN LIMITED
EGGFREE CAKEINN WILLESDEN LIMITED

+8 more

Investment

Investment grade, yield and market outlook

61

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 score17/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

29.1

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,312m
Crossrail 2 route6,612m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,942 nationally

2,214

Est. population

14,927/km²

66%

Employed

44%

Degree educated

£43,800

Median income

9.4%

Claimant rate

Inner cityHigh densityRenters

24

Community stability

Age profile

16%
34%
26%
16%
Under 1816%
18–3434%
35–4926%
50–6416%
65+9%

Tenure

53%
20%
Own outright12%
Own (mortgage)11%
Private rent53%
Social rent20%
Shared ownership4%
Rent free0%

Ethnicity

21%
28%
21%
14%
White British21%
White Other28%
Asian21%
Black14%
Mixed6%
Other10%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine23%
No car household71%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Private rent53%
Social rent20%

vs. London

Income vs London+4.3%

Planning

Conservation areas and development

Conservation area
Yes
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)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
62
Largest scheme
95 homes · Willesden Green Library Centre, 95, Willesden Green Library Centre, 95, High Road, Brondesbury Park & Grange Road, NW10 2SF
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
110 Walm Lane, London, NW2 4RS48 homes
completed
54-60, 54-60, BLENHEIM GARDENS, NW2 4NT38 homes
completed
249, 249, Willesden Lane, Sidmouth Road, NW2 5JH38 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 5SH

Full postcodeNW2 5SH
Postcode districtNW2
BoroughLondon Borough of Brent
WardWillesden Green
Latitude51.548360
Longitude-0.222606
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