Dollis Hill · Brent · Brent East constituency · 51.56081, -0.24066

NW2 6JF— Dollis Hill, Brent

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

The family fortress

 

Schools 100%Safety 81/100Transport 23/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
51
Safety
81
Schools
90
Transport
23
Environment
79
Investment
38

The bottom line

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

The catch: 58 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

NW2 6JF

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-2.0% vs London avg

Deep-dive guides for NW2 6JF

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How NW2 6JF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Braintcroft E-ACT Primary Academy

Good · Inspected Sept 2022 · 6 min walk

KS2: 107.6

—

Secondary

Menorah High School for Girls

Not yet inspected · 2 min walk

P8: +1.61A8: 69.2

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.8 incidents per 1,000 residents

Better than 51% of London
→ Stable

-17% vs borough

Crime by type

Violence & sexual offences30%
Anti-social behaviour26%
Other20%
Burglary9%
Vehicle crime7%
Drug offences4%
Theft3%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 1.9km

Crime is 2% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£11,975/m²
Price per ft²£1,112/ft²
Avg floor area116.3 m²

EPC breakdown

B
4%
C
14%
D
3%

Based on 21 properties · Confidence: medium

Street mix

Semi 42%Detached 58%

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£290,750
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (assumed)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,952
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+6%

Total change

+444%

Market Activity

Price Velocity & Acceleration

Current Velocity

+37.3%

per year

Acceleration

+49.27

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £700k+ · 12 sales

Property Type Mix

Total: 12 sales

Detached58.3%
Semi-detached41.7%

By decade

1990s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£278k£300k+8.1%1
Help-to-Buy recovery2016–2016£1.42m£1.42m+0%2
Brexit uncertainty2017–2019£1.00m£900k-10%1.3
Pandemic surge2021–2021£1.25m£1.25m+0%1
Rate-rise correction2023–2023£1.10m£1.10m+0%1
Current market2024–2024£1.51m£1.51m+0%2

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+-3.9% alpha

Detached-3.9% α
Local
0.7%
District
4.6%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
11.9 min walk
Brent Cross West Station

Nearby stations

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

16

Walkability score

17

Footpaths (500m)

0

Santander docks (800m)

3.3 km

Nearest cycle dock

Central London commute times

London Bridge ★58 min
Victoria61 min ↑
Waterloo61 min ↑
Canary Wharf66 min ↑
City60 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park160m
Santander docks (800m)0
Nearest cycle dock3.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 6.9 km away✗ Not Green Belt✗ Not AONB62% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Brent Reservoir SSSI — 1.3 km

Energy

Solar: 851 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: UNKNOWN LITHOLOGY

Subsidence risk: Low

Shrink-swell: Low

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

GLADSTONE MEDICAL CENTRE

5 DOLLIS HILL LANE, NW2 6JH

6 min walk

78%

Recommend GP

78%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalCentral Middlesex Hospital · 3.8 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Tiffty Tom's (677 m)

No restaurants within 800m — nearest: Manon Grill (926 m)

Nearest supermarketIceland · 818 m
3 tennis courts

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)

732m

Post office

Nearby shops

Shami Food and Groceries691 m
Tesco Express742 m
Mini Mart Food & Wine811 m
Asda Express841 m

Nearby cafes

The Stables280 m

Nearby restaurants

Manon Grill926 m

Nearby pubs

Tiffty Tom's677 m
Whelan's836 m
Food hygiene (5-star)88% of 17

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
1
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

UKDOCS.ME CIC

Investment

Investment grade, yield and market outlook

38

Investment score

Weak

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 score12/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months0

Rental market

Medium

Demand

Medium

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

21.7

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,136m
Crossrail 2 route8,306m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,431 nationally

1,882

Est. population

9,822/km²

52%

Employed

38%

Degree educated

£38,700

Median income

9.9%

Claimant rate

SuburbanHigh densityEstablished mixed

40

Community stability

Age profile

31%
20%
22%
16%
Under 1831%
18–3420%
35–4922%
50–6416%
65+10%

Tenure

22%
23%
31%
20%
Own outright22%
Own (mortgage)23%
Private rent31%
Social rent20%
Shared ownership3%
Rent free1%

Ethnicity

17%
22%
15%
19%
22%
White British17%
White Other22%
Asian15%
Black19%
Mixed5%
Other22%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine17%
No car household36%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Private rent31%
Social rent20%

vs. London

Income vs London-7.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
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)
38
Largest scheme
160 homes · Dollis Hill Estate, Dollis Hill Estate, Brook Road, NW2 7BZ
Pipeline pressure
NONE

Named schemes (500m)

Dollis Hill Estate, Dollis Hill Estate, Brook Road, NW2 7BZ160 homes
completed
RESEARCH STATION, RESEARCH STATION, BROOK ROAD, NW2 7DS99 homes
completed
49 Brook Road, London, NW2 7BN, 494 homes
completed
Land rear of 114 - 116, Land rear of 114 - 116, Dollis Hill Lane, NW2 6JA4 homes
completed
Car Park, Car Park, Ainsworth Close, NW2 7EE3 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 6JF

Full postcodeNW2 6JF
Postcode districtNW2
BoroughLondon Borough of Brent
WardDollis Hill
Latitude51.560808
Longitude-0.240659
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