Cricklewood & Mapesbury · Brent · Brent East constituency · 51.55407, -0.21845

NW2 6AD— Cricklewood & Mapesbury, Brent

Location and area intelligence for NW2 6AD, Cricklewood & Mapesbury, Brent

The practical family move

 

Schools 100%Safety 86/100Transport 52/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
66
Safety
86
Schools
90
Transport
52
Environment
60
Investment
49

The bottom line

NW2 6AD offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

NW2 6AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+0.7% vs London avg
vs London crime-47.0% vs London avg

Deep-dive guides for NW2 6AD

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

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🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How NW2 6AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Anson Primary School

Not yet inspected · 1 min walk

KS2: 105.3

★★

Secondary

Hampstead School

Good · Inspected Apr 2023 · 10 min walk

P8: -0.42A8: 41.5

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 · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

34.3 incidents per 1,000 residents

Better than 76% of London
→ Stable

-56% vs borough

Crime by type

Other36%
Violence & sexual offences22%
Anti-social behaviour14%
Vehicle crime14%
Burglary6%
Theft3%
Robbery3%
Drug offences2%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 1.7km

Crime is 47% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£8,080/m²
Price per ft²£751/ft²
Avg floor area51 m²

EPC breakdown

C
19%
D
23%
E
13%
F
1%

Based on 56 properties · Confidence: high

Street mix

Terraced 21%Flat 79%

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 yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£127,500
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+3.5%

Total change

+177%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.1%

per year

Acceleration

+29.17

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 38 sales

Property Type Mix

Total: 38 sales

Terraced21.1%
Flat/maisonette78.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£153k£383k+149.6%1.7
Post-dot-com plateau2001–2002£154k£1.47m+856.2%1.5
GFC & correction2011–2012£600k£800k+33.3%1
Help-to-Buy recovery2013–2015£245k£516k+110.6%4
Brexit uncertainty2017–2018£125k£275k+120%2
Pandemic surge2021–2021£555k£555k+0%3
Rate-rise correction2022–2023£293k£405k+38.5%5
Current market2024–2025£360k£425k+18.1%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.9% alpha

Flat/maisonette-0.9% α
Local
3.8%
District
4.7%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing7
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Willesden Green Underground StationJubilee line
7.1 min walk
Cricklewood

Nearby stations

Willesden Green Underground StationJubilee · Metropolitan
7 min walk
CricklewoodNational Rail
8 min walk
Kilburn Underground StationJubilee
16 min walk
Dollis Hill Underground StationJubilee
18 min walk
Brondesbury Rail StationMildmay
19 min walk
No bus stops within 400m

40

Walkability score

30

Footpaths (500m)

0

Santander docks (800m)

2.4 km

Nearest cycle dock

Central London commute times

London Bridge ★39 min
Victoria42 min ↑
Waterloo41 min ↑
Canary Wharf49 min ↑
City43 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

22

Car parks (800m)

0

EV chargers (800m)

Nearest car park55m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Beacon Bingo Car Park
540m
🅿️
B & Q Warehouse Car Park· no
617m
🅿️
Beacon Bingo Overflow Car Park· no
674m

Connectivity

Broadband and mobile coverage

100%

Full fibre

28%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed213 Mbps
Median download218 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 waterMEDIUM
Medium
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: 5.3 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 34%
Less green space than 97% of London

Nearest SSSI: Brent Reservoir SSSI — 2.7 km

Energy

Solar: 851 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 yield850.9 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

WILLESDEN GREEN SURGERY

59 ANSON ROAD, NW2 3UY

2 min walk

83%

Recommend GP

83%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

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

18

Parks (1km)

39

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

2

Sports (1km)

1

Convenience

No pubs within 400m — nearest: McGovern's (339 m)

Nearest supermarketCo-op Food · 420 m

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)

381m

Post office

Nearby shops

Broadway Supermarket339 m
Serhat Off License340 m
Bagel Delight Bakery341 m
The Orbit off license newsagent342 m

Nearby cafes

Costa353 m
Broadway Cafe Restaurant369 m
Pedros Cafe & Restaurant373 m
Café Margoum380 m

Nearby restaurants

Kebap 49339 m
Burger King340 m
Jass Fish & Chips344 m
Sandwich & plus345 m

Nearby pubs

McGovern's339 m
The Crown411 m
Lucky 7431 m
The Windmill448 m

Nearby gyms

Manor health clubq690 m
ZENW2825 m
David Lloyd Clubs838 m
Brondesbury Bowls Club981 m

Nearby pharmacies

Akhtar Pharmacy367 m
Akhtar Health Store367 m
Lever Medical Centre468 m
Green Light Pharmacy588 m

Nearby health

Willesden Green Surgery114 m
Cricklewood Dental346 m
Cricklewood Health Centre452 m
Walm Lane Clinic456 m
Food hygiene (5-star)51% of 144

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ANSON MANAGEMENT SERVICES LTD
AQEED LTD
GLOBAL SOLUTIONS ESTATE LTD
GO STUDY HUB LTD
PC GLOBAL SOLUTION LTD

+2 more

Investment

Investment grade, yield and market outlook

49

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 score22/100
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

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

51.8

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,456m
Crossrail 2 route6,593m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,634 nationally

1,865

Est. population

20,959/km²

59%

Employed

44%

Degree educated

£42,300

Median income

6.0%

Claimant rate

Urban coreVery high densityRenters

28

Community stability

Age profile

19%
28%
28%
16%
Under 1819%
18–3428%
35–4928%
50–6416%
65+9%

Tenure

14%
50%
22%
Own outright13%
Own (mortgage)14%
Private rent50%
Social rent22%
Shared ownership0%
Rent free0%

Ethnicity

20%
22%
20%
21%
White British20%
White Other22%
Asian20%
Black11%
Mixed6%
Other21%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine21%
No car household64%
Unemployed4%
No qualifications24%

Housing tenure (Census 2021)

Private rent50%
Social rent22%

vs. London

Income vs London+0.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
4
Local approval rate
100%
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)
77
Largest scheme
54 homes · SLADE WORKS, 135, SLADE WORKS, 135, CRICKLEWOOD BROADWAY, NW2
Pipeline pressure
NONE

Named schemes (500m)

SLADE WORKS, 135, SLADE WORKS, 135, CRICKLEWOOD BROADWAY, NW254 homes
completed
54-60, 54-60, BLENHEIM GARDENS, NW2 4NT38 homes
completed
The Stadium, The Stadium, Oaklands Road, NW2 6DJ16 homes
completed
2, 2, MELROSE AVENUE, NW212 homes
completed
Flats 1-10, 29 Chichele Road, London, NW2 3AN10 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
31.4%
Election year
2022
MP
Dawn Butler (Labour)
MP majority
13,047
Constituency
Brent East

Councillors

Tariq DarLabour
Gwen GrahlLabour

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Key facts for NW2 6AD

Full postcodeNW2 6AD
Postcode districtNW2
BoroughLondon Borough of Brent
WardCricklewood & Mapesbury
Latitude51.554070
Longitude-0.218445
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