Cricklewood & Mapesbury · Brent · Brent East constituency · 51.55424, -0.22005

NW2 6AE— Cricklewood & Mapesbury, Brent

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

The practical family move

 

Schools 100%Safety 86/100Transport 53/100Low yield 3.43%

Best for: Families

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Strong for families — high safety and school scores

Liveability
66
Safety
86
Schools
90
Transport
53
Environment
60
Investment
61

The bottom line

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

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Location

NW2 6AE

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 6AE

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

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“The practical family move”

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How NW2 6AE 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 · 12 min walk

P8: -0.42A8: 41.5

100% of local schools rated Good or Outstanding · based on 12 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 1.6km

Crime is 47% below London average

Property

Prices, sales volume and market trends

Avg floor area147.6 m²

EPC breakdown

C
1%
D
2%
E
4%

Based on 7 properties · Confidence: low

Street mix

Semi 67%Terraced 17%Flat 17%

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 yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£369,000
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingMostly double glazing
Council tax band Band CAnnual charge £1,735
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2021 · CAGR

+5%

Total change

+208%

Market Activity

Price Velocity & Acceleration

Current Velocity

-30.6%

per year

Acceleration

-329.19

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £700k+ · 6 sales

Property Type Mix

Total: 6 sales

Semi-detached66.7%
Terraced16.7%
Flat/maisonette16.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£250k£250k+0%1
Post-dot-com plateau2001–2002£371k£407k+9.7%1
GFC & correction2009–2009£279k£279k+0%1
Brexit uncertainty2017–2017£1.11m£1.11m+0%1
Pandemic surge2021–2021£770k£770k+0%1

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 5

Very Good

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

Nearby stations

Willesden Green Underground StationJubilee · Metropolitan
7 min walk
CricklewoodNational Rail
9 min walk
Dollis Hill Underground StationJubilee
17 min walk
Kilburn Underground StationJubilee
17 min walk
Brondesbury Rail StationMildmay
20 min walk
No bus stops within 400m

31

Walkability score

1

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

21

Car parks (800m)

0

EV chargers (800m)

Nearest car park153m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Beacon Bingo Car Park
571m
🅿️
B & Q Warehouse Car Park· no
657m
🅿️
Beacon Bingo Overflow Car Park· no
698m

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 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 AONB0% green spaceTree canopy: 67%
Less green space than 99% of London

Nearest SSSI: Brent Reservoir SSSI — 2.6 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

CRICKLEWOOD HEALTH CENTRE

7 OAKLANDS ROAD, CRICKLEWOOD, NW2 6DJ

4 min walk

78%

Recommend GP

78%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

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

20

Parks (1km)

32

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

2

Sports (1km)

1

Convenience

No pubs within 400m — nearest: McGovern's (423 m)

Nearest supermarketCo-op Food · 477 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)

425m

Post office

Nearby shops

Capital Foods419 m
Cricklewood Halal420 m
The Orbit off license newsagent420 m
Bagel Delight Bakery420 m

Nearby cafes

Costa415 m
Pedros Cafe & Restaurant422 m
Broadway Cafe Restaurant465 m
Curly Coffee Bar474 m

Nearby restaurants

Kebap 49423 m
Peri Peri Grill426 m
Burger King430 m
Chicken Stop430 m

Nearby pubs

McGovern's423 m
The Crown487 m
Lucky 7491 m
The Windmill561 m

Nearby gyms

Manor health clubq667 m
ZENW2797 m
Nuffield Health Fitness & Wellbeing1.0 km

Nearby pharmacies

Akhtar Pharmacy459 m
Akhtar Health Store460 m
Lever Medical Centre580 m
Green Light Pharmacy701 m

Nearby health

Willesden Green Surgery227 m
Cricklewood Dental419 m
Walm Lane Clinic467 m
Cricklewood Health Centre500 m
Food hygiene (5-star)53% of 120

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Registered businesses

BVP INVESTMENTS LTD
RVG SERVICES LIMITED

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 score19/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

40.2

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,556m
Crossrail 2 route6,702m

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)
6
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
1
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
64 homes · VACANT LAND R/O WICKES, VACANT LAND R/O WICKES, LANGTON ROAD, CRICKLEWOOD BROADWAY (317), NW2
Pipeline pressure
NONE

Named schemes (500m)

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 Inc, 53 Chichele Road, London, NW2 3AN10 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 6AE

Full postcodeNW2 6AE
Postcode districtNW2
BoroughLondon Borough of Brent
WardCricklewood & Mapesbury
Latitude51.554238
Longitude-0.220054
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