Dollis Hill · Brent · Brent East constituency · 51.56464, -0.22447

NW2 6LB— Dollis Hill, Brent

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

Strong, well-rated schools nearby

 

Schools 100%Safety 78/100Transport 37/100Low yield 3.43%

Best for: Families

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

Liveability
57
Safety
78
Schools
100
Transport
37
Environment
63
Investment
47

The bottom line

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

The catch: 46 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

NW2 6LB

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 6LB

🛡️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 6LB 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 RC Infant and Nursery School

Outstanding · Inspected Dec 2023 · 1 min walk

—

Secondary

Clarion

Not yet inspected · 13 min walk

P8: +0.54A8: 46.6

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

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 39 min walk

5 primaries · 0 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

98

Road safety score

2

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 2.4km

Crime is +29% above London average

Property

Prices, sales volume and market trends

Avg floor area75.4 m²

EPC breakdown

C
2%
D
6%
E
4%
G
2%

Based on 14 properties · Confidence: medium

Street mix

Semi 25%Terraced 19%Flat 44%Other 13%

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£188,500
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 fuelelectricity (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

1998–2020 · CAGR

+7.1%

Total change

+353%

Market Activity

Price Velocity & Acceleration

Current Velocity

+31.3%

per year

Acceleration

-93.69

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £150k–£175k · 14 sales

Property Type Mix

Total: 14 sales

Semi-detached28.6%
Terraced21.4%
Flat/maisonette50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£144k£128k-11.1%2
Post-dot-com plateau2001–2004£165k£355k+115.2%1.5
Pre-crash peak2005–2006£390k£212k-45.6%1
GFC & correction2008–2009£235k£220k-6.4%1
Brexit uncertainty2018–2018£495k£495k+0%1
Pandemic surge2020–2020£650k£650k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+24.7% alpha

Flat/maisonette+24.7% α
Local
29.4%
District
4.7%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

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
Below London average
Willesden Green StationMetropolitan line
20.5 min walk
Brent Cross West Station

Nearby stations

Brent Cross West StationNational Rail
5 min walk
Brent Cross Underground StationNorthern
19 min walk
Willesden Green Underground StationJubilee · Metropolitan
22 min walk
Dollis Hill Underground StationJubilee
22 min walk
Hendon Central Underground StationNorthern
26 min walk
No bus stops within 400m

33

Walkability score

37

Footpaths (500m)

0

Santander docks (800m)

3.2 km

Nearest cycle dock

Central London commute times

London Bridge ★46 min
Victoria48 min ↑
Waterloo48 min ↑
Canary Wharf56 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)

2

EV chargers (800m)

Nearest car park193m
Santander docks (800m)0
Nearest cycle dock3.2 km

Nearby car parks

🅿️
Wing Yip
387m
🅿️
Wing Yip
471m

Connectivity

Broadband and mobile coverage

85%

Full fibre

85%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download477 Mbps
Superfast coverage85%
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: 6.4 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 40%
Below average green space

Nearest SSSI: Brent Reservoir SSSI — 1.7 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): 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 · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

42

Parks (1km)

3

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Whelan's (657 m)

Nearest supermarketWing Yip · 433 m
1 tennis courts1 sports halls

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)

437m

Post office

Nearby shops

Spar253 m
Munro's630 m
Mini Mart Food & Wine678 m
A/F/G826 m

Nearby cafes

Reindeer Cafe397 m
Our Cafe587 m
Gussy's Ice Cream Parlour623 m
Costa809 m

Nearby restaurants

Skippers Fish & Chips92 m
Subway252 m
Wing Tai374 m
Happy Face Pizza827 m

Nearby pubs

Whelan's657 m

Nearby gyms

Manor health clubq594 m
The 108662 m
The Gym739 m

Nearby pharmacies

Health Village863 m
Food hygiene (5-star)69% of 35

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

360 MAIN LTD
AVIRA ART LTD
CASA HQ LTD
HEBA FISH & CHIPS LTD
LUMINA BEAUTY LTD

+1 more

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

16

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,531m
Crossrail 2 route7,534m

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)
1
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
12
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)
132
Largest scheme
230 homes · Former Parcel Force Depot, Geron Way, London, NW2
Pipeline pressure
NONE

Named schemes (500m)

Former Parcel Force Depot, Geron Way, London, NW2230 homes
completed
Hanover House, 385, Hanover House, 385, Edgware Road, NW2 6LD63 homes
completed
All Units at 4-9 INC, and Garages rear of 4-9 Gladstone Parade, Edgware Road, Cricklewood, London54 homes
completed
348, 348, Dollis Hill Lane, NW2 6HL6 homes
completed
290, 290, Dollis Hill Lane, NW2 6HH4 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 6LB

Full postcodeNW2 6LB
Postcode districtNW2
BoroughLondon Borough of Brent
WardDollis Hill
Latitude51.564637
Longitude-0.224467
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