Dollis Hill · Brent · Brent East constituency · 51.56498, -0.23063

NW2 6EG— Dollis Hill, Brent

Location and area intelligence for NW2 6EG, Dollis Hill, Brent

Strong, well-rated schools nearby

 

Schools 100%Safety 78/100Transport 32/100Low yield 3.43%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
53
Safety
78
Schools
100
Transport
32
Environment
64
Investment
47

The bottom line

NW2 6EG offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 53 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

NW2 6EG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-7.9% vs London avg
vs London crime+29.0% vs London avg

Deep-dive guides for NW2 6EG

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How NW2 6EG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

Our Lady of Grace Catholic Junior School

Outstanding · Inspected Mar 2024 · 5 min walk

KS2: 108.2

—

Secondary

Menorah High School for Girls

Not yet inspected · 9 min walk

P8: +1.61A8: 69.2

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 32 min walk

6 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

84.1 incidents per 1,000 residents

Higher crime than 64% of London
→ Stable

+9% vs borough

Crime by type

Other27%
Anti-social behaviour24%
Violence & sexual offences20%
Vehicle crime14%
Burglary6%
Drug offences4%
Theft3%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 2.3km

Crime is +29% above London average

Property

Prices, sales volume and market trends

Avg floor area109 m²

EPC breakdown

C
1%
D
3%

Based on 4 properties · Confidence: low

Street mix

Terraced 100%

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£272,500
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)
RoofPitched, 100 mm loft insulation
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

2000–2022 · CAGR

+12.8%

Total change

+1313%

Market Activity

Price Velocity & Acceleration

Current Velocity

+111.3%

per year

Acceleration

-77.91

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £500k–£600k · 5 sales

Property Type Mix

Total: 5 sales

Terraced100%

By decade

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£80k£80k+0%1
Post-dot-com plateau2003–2003£262k£262k+0%1
GFC & correction2009–2009£185k£185k+0%1
Pandemic surge2021–2021£535k£535k+0%1
Rate-rise correction2022–2022£1.13m£1.13m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Dollis Hill Underground StationJubilee line
18.5 min walk
Brent Cross West Station

Nearby stations

Brent Cross West StationNational Rail
7 min walk
Dollis Hill Underground StationJubilee
20 min walk
Brent Cross Underground StationNorthern
22 min walk
Neasden Underground StationJubilee
23 min walk
Willesden Green Underground StationJubilee · Metropolitan
23 min walk
No bus stops within 400m

36

Walkability score

41

Footpaths (500m)

0

Santander docks (800m)

3.4 km

Nearest cycle dock

Central London commute times

London Bridge ★53 min
Victoria56 min ↑
Waterloo55 min ↑
Canary Wharf59 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

13

Car parks (800m)

1

EV chargers (800m)

Nearest car park254m
Santander docks (800m)0
Nearest cycle dock3.4 km

Nearby car parks

🅿️
Wing Yip
254m
🅿️
Wing Yip
265m

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: 21.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 89% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.7 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Brent Reservoir SSSI — 1.3 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): 1

Landslide susceptibility: Low

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

OXGATE GARDENS SURGERY

81 OXGATE GARDENS, NW2 6EA

3 min walk

57%

Recommend GP

57%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

Nearest hospitalBMI Hendon Hospital · 3.2 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

47

Parks (1km)

3

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarketWing Yip · 270 m
1 tennis courts1 sports halls

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)

13m

Post office

Nearby shops

Mini Mart Food & Wine283 m
Spar309 m
Munro's827 m

Nearby cafes

Reindeer Cafe253 m
Costa533 m
The Stables703 m
Gussy's Ice Cream Parlour834 m

Nearby restaurants

Wing Tai258 m
Subway319 m
Skippers Fish & Chips500 m

Nearby pubs

Whelan's272 m

Nearby gyms

The Gym603 m
The 108705 m

Nearby pharmacies

Health Village888 m
Food hygiene (5-star)64% of 33

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

BASEHOME LIMITED
QUANTUMSCALE SYSTEMS LIMITED
SKYWAY ECO FRIENDLY LTD

Investment

Investment grade, yield and market outlook

47

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 score13/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

19.5

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,879m
Crossrail 2 route7,917m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,927 nationally

2,070

Est. population

7,088/km²

56%

Employed

36%

Degree educated

£38,700

Median income

7.6%

Claimant rate

SuburbanHigh densityEstablished mixed

40

Community stability

Age profile

18%
24%
18%
23%
16%
Under 1818%
18–3424%
35–4918%
50–6423%
65+16%

Tenure

29%
13%
30%
24%
Own outright29%
Own (mortgage)13%
Private rent30%
Social rent24%
Shared ownership3%

Ethnicity

15%
27%
21%
18%
White British15%
White Other27%
Asian21%
Black18%
Mixed7%
Other12%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine26%
No car household39%
Unemployed6%
No qualifications24%

Housing tenure (Census 2021)

Private rent30%
Social rent24%

vs. London

Income vs London-7.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
5
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)
23
Largest scheme
109 homes · FORMER WILLIAM GLADSTONE SCHOOL, FORMER WILLIAM GLADSTONE SCHOOL, PARKSIDE ROAD, NW2
Pipeline pressure
NONE

Named schemes (500m)

Hanover House, 385, Hanover House, 385, Edgware Road, NW2 6LD63 homes
completed
FORBES HOUSE, FORBES HOUSE, COMBER CLOSE, NW2 7EG61 homes
completed
415, 415, Edgware Road, Cricklewood, NW2 6LG58 homes
completed
COLES GREEN SCHOOL, COLES GREEN SCHOOL, DOLLIS HILL LANE, NW2 6HD56 homes
completed
242-250, 242-250, DOLLIS HILL LANE, NW2 6HB18 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
21.6%
Election year
2022
MP
Dawn Butler (Labour)
MP majority
13,047
Constituency
Brent East

Councillors

Parvez AhmedLabour
Liz DixonLabour
Arshad MahmoodLabour

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Key facts for NW2 6EG

Full postcodeNW2 6EG
Postcode districtNW2
BoroughLondon Borough of Brent
WardDollis Hill
Latitude51.564982
Longitude-0.230629
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