Cricklewood & Mapesbury · Brent · Brent East constituency · 51.55613, -0.21910

NW2 6BX— Cricklewood & Mapesbury, Brent

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

The practical family move

 

Schools 100%Safety 86/100Transport 53/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
67
Safety
86
Schools
90
Transport
53
Environment
60
Investment
49

The bottom line

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

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Location

NW2 6BX

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 6BX

🛡️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 6BX 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 · 3 min walk

KS2: 105.3

★★

Secondary

Hampstead School

Good · Inspected Apr 2023 · 11 min walk

P8: -0.42A8: 41.5

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 28 min walk

5 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 1.8km

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£4,623/m²
Price per ft²£429/ft²
Avg floor area123.3 m²

EPC breakdown

C
2%
D
3%
E
4%
F
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 57%Flat 43%

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£308,250
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)
RoofPitched, 250 mm loft insulation
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

1998–2025 · CAGR

+4.5%

Total change

+226%

Market Activity

Price Velocity & Acceleration

Current Velocity

-38.0%

per year

Acceleration

-111.62

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £700k+ · 7 sales

Property Type Mix

Total: 7 sales

Semi-detached57.1%
Flat/maisonette42.9%

By decade

1990s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£175k£175k+0%1
Help-to-Buy recovery2014–2014£877k£877k+0%1
Brexit uncertainty2019–2019£925k£925k+0%1
Pandemic surge2020–2021£535k£530k-0.9%1
Rate-rise correction2022–2022£920k£920k+0%1
Current market2025–2025£570k£570k+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
9.3 min walk
Cricklewood

Nearby stations

CricklewoodNational Rail
6 min walk
Willesden Green Underground StationJubilee · Metropolitan
10 min walk
Kilburn Underground StationJubilee
18 min walk
Dollis Hill Underground StationJubilee
18 min walk
Brondesbury Rail StationMildmay
21 min walk
No bus stops within 400m

45

Walkability score

32

Footpaths (500m)

0

Santander docks (800m)

2.5 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

27

Car parks (800m)

1

EV chargers (800m)

Nearest car park210m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Beacon Bingo Car Park
359m
🅿️
B & Q Warehouse Car Park· no
451m
🅿️
Beacon Bingo Overflow Car Park· no
481m

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: 5.4 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 55%
Less green space than 95% of London

Nearest SSSI: Brent Reservoir SSSI — 2.5 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

1 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 · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

30

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

9

Convenience

No pubs within 400m — nearest: McGovern's (313 m)

Nearest supermarketCo-op Food · 303 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)

237m

Post office

Nearby shops

Ever Rose Express233 m
Costcutter234 m
Martin News234 m
Euro Food & Wine239 m

Nearby cafes

Pedros Cafe & Restaurant240 m
Costa257 m
Broadway Cafe Restaurant380 m
Café Margoum410 m

Nearby restaurants

Subway232 m
Chicken Stop233 m
Peri Peri Grill233 m
Papa John's234 m

Nearby pubs

McGovern's313 m
Lucky 7320 m
The Crown347 m
The Windmill567 m

Nearby gyms

Manor health clubq458 m
David Lloyd Clubs737 m
ZENW21.0 km

Nearby pharmacies

Akhtar Pharmacy363 m
Akhtar Health Store365 m
Lever Medical Centre574 m
Green Light Pharmacy726 m

Nearby health

Cricklewood Dental280 m
Willesden Green Surgery308 m
Cricklewood Health Centre311 m
Zental Dental Cricklewood589 m
Food hygiene (5-star)47% of 118

Business

Local businesses registered here

Active businesses
1
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

ZEN ESTATES LTD

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 score20/100
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

48.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,635m
Crossrail 2 route6,737m

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)
9
Planning apps (3 years)
7
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)
72
Largest scheme
87 homes · LAND BETWEEN RAILWAY LINE & JUNCTION OF, LAND BETWEEN RAILWAY LINE & JUNCTION OF, CLAREMONT ROAD, SOMERTON ROAD, NW2
Pipeline pressure
NONE

Named schemes (500m)

SLADE WORKS, 135, SLADE WORKS, 135, CRICKLEWOOD BROADWAY, NW254 homes
completed
The Stadium, The Stadium, Oaklands Road, NW2 6DJ16 homes
completed
11-17, 11-17, CRICKLEWOOD LANE, NW2 1ET15 homes
completed
2, 2, MELROSE AVENUE, NW212 homes
completed
84 Pine Road, London, NW2 6SA10 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 6BX

Full postcodeNW2 6BX
Postcode districtNW2
BoroughLondon Borough of Brent
WardCricklewood & Mapesbury
Latitude51.556130
Longitude-0.219100
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