Cricklewood · Barnet · Finchley and Golders Green constituency · 51.56134, -0.21966

NW2 6PF— Cricklewood, Barnet

Location and area intelligence for NW2 6PF, Cricklewood, Barnet

The practical family move

 

Schools 100%Safety 60/100Transport 45/100Low yield 3.32%⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
56
Safety
60
Schools
60
Transport
45
Environment
61
Investment
59

The bottom line

NW2 6PF offers exceptional schools (100% Good/Outstanding) — strong value for Most buyers who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

NW2 6PF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-6.9% vs London avg
vs London crime+195.0% vs London avg

Deep-dive guides for NW2 6PF

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

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Postcode Personality

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“The practical family move”

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How NW2 6PF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Claremont Primary School

Not yet inspected · 6 min walk

KS2: 104.5

—

Secondary

Clarion

Not yet inspected · 17 min walk

P8: +0.54A8: 46.6

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

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 35 min walk

8 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

192.1 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+209% vs borough

Crime by type

Other39%
Violence & sexual offences19%
Vehicle crime9%
Anti-social behaviour9%
Theft8%
Drug offences6%
Robbery5%
Burglary5%

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 2.2km

Crime is +195% above London average

Property

Prices, sales volume and market trends

Avg floor area48.4 m²

EPC breakdown

C
2%
D
9%
E
2%

Based on 13 properties · Confidence: medium

Street mix

Flat 100%

LHA rates — Outer North London

Shared room£595/mo
1 bedroom£1150/mo
2 bedrooms£1400/mo
3 bedrooms£1695/mo
4 bedrooms£2200/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£121,000
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)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,687
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2024 · CAGR

+5.4%

Total change

+292%

Market Activity

Price Velocity & Acceleration

Current Velocity

-19.0%

per year

Acceleration

-24.42

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £250k–£300k · 19 sales

Property Type Mix

Total: 19 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£60k£78k+30%1.5
Post-dot-com plateau2002–2004£118k£148k+25.4%1
Pre-crash peak2007–2007£176k£176k+0%3
GFC & correction2008–2011£190k£183k-3.9%1.7
Brexit uncertainty2017–2018£252k£275k+9.1%1.5
Pandemic surge2020–2020£290k£290k+0%1
Current market2024–2024£235k£235k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.6% alpha

Flat/maisonette-0.6% α
Local
6.9%
District
7.5%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

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 4

Good

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

Nearby stations

CricklewoodNational Rail
7 min walk
Willesden Green Underground StationJubilee · Metropolitan
17 min walk
Dollis Hill Underground StationJubilee
21 min walk
Brent Cross Underground StationNorthern
22 min walk
Kilburn Underground StationJubilee
24 min walk
No bus stops within 400m

25

Walkability score

11

Footpaths (500m)

0

Santander docks (800m)

2.9 km

Nearest cycle dock

Central London commute times

London Bridge48 min ↑
Victoria ★44 min
Waterloo46 min ↑
Canary Wharf54 min ↑
City48 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

40

Car parks (800m)

1

EV chargers (800m)

Nearest car park115m
Santander docks (800m)0
Nearest cycle dock2.9 km

Nearby car parks

🅿️
Beacon Bingo Overflow Car Park· no
323m
🅿️
Beacon Bingo Car Park
398m
🅿️
B & Q Warehouse Car Park· no
430m

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 5G78%

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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.9 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 43%
Below average green space

Nearest SSSI: Brent Reservoir SSSI — 2.2 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

1,510 hrs/yr

Sunshine

615 mm/yr

Rainfall

22.4°C

Summer avg

2.8°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

7 min walk

78%

Recommend GP

78%

Overall GP experience

6

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

69

Parks (1km)

12

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Lucky 7 (567 m)

Nearest supermarketCo-op Food · 558 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
941 licensed premises in borough130 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

525m

Post office

Nearby shops

Tesco Express372 m
Munro's374 m
Euro Food & Wine440 m
Martin News460 m

Nearby cafes

Pedros Cafe & Restaurant543 m
Costa596 m
Our Cafe644 m
Broadway Cafe Restaurant764 m

Nearby restaurants

Skippers Fish & Chips404 m
Papa John's481 m
Subway493 m
Chicken Stop503 m

Nearby pubs

Lucky 7567 m
The Crown649 m
McGovern's696 m
The Windmill1.0 km

Nearby gyms

Manor health clubq123 m
David Lloyd Clubs719 m

Nearby pharmacies

Akhtar Pharmacy737 m
Akhtar Health Store742 m
Lever Medical Centre1.0 km

Nearby health

Cricklewood Health Centre511 m
Cricklewood Dental637 m
Willesden Green Surgery868 m
Food hygiene (5-star)51% of 84

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)
188

High street

A

High street health

Registered businesses

DORCHESTER COURT (CRICKLEWOOD) RESIDENTS ASSOCIATION LIMITED

Investment

Investment grade, yield and market outlook

59

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,550London avg: £1,950/mo
Gross yield
3.3% (average)London avg: 3.8%Below average yield — bottom 54%
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Future outlook

25.2

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,039m
Crossrail 2 route7,057m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,170 nationally

1,864

Est. population

6,743/km²

64%

Employed

44%

Degree educated

£39,100

Median income

11.0%

Claimant rate

Inner cityMedium densityRenters

26

Community stability

Age profile

20%
27%
26%
18%
Under 1820%
18–3427%
35–4926%
50–6418%
65+9%

Tenure

16%
55%
16%
Own outright16%
Own (mortgage)13%
Private rent56%
Social rent16%
Shared ownership0%

Ethnicity

21%
28%
21%
White British21%
White Other28%
Asian21%
Black11%
Mixed7%
Other12%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine24%
No car household62%
Unemployed7%
No qualifications20%

Housing tenure (Census 2021)

Private rent55%
Social rent16%

vs. London

Income vs London-6.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
4
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)
13
Local approval rate
100%
Borough approval rate
66%
Opportunity area
Brent Cross/Cricklewood
CIL rate (residential)
£135/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2
Regeneration status
Active
Regeneration investment
£4.7bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
170
Largest scheme
230 homes · Former Parcel Force Depot, Geron Way, London, NW2
Pipeline pressure
NONE

Named schemes (500m)

VACANT LAND R/O WICKES, VACANT LAND R/O WICKES, LANGTON ROAD, CRICKLEWOOD BROADWAY (317), NW264 homes
completed
All Units at 4-9 INC, and Garages rear of 4-9 Gladstone Parade, Edgware Road, Cricklewood, London54 homes
completed
LAND AT JUNCTION OF, LAND AT JUNCTION OF, CLAREMONT ROAD, BRENT TERRACE, NW234 homes
completed
84 Pine Road, London, NW2 6SA10 homes
completed
78-84, 78-84, Hassop Road, NW29 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.1%
Ward turnout
31%
Election year
2026
MP
Sarah Sackman (Labour)
MP majority
4,581
Constituency
Finchley and Golders Green

Councillors

Anne ClarkeLabour and Co-operative Party
Alan SchneidermanLabour and Co-operative Party

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Key facts for NW2 6PF

Full postcodeNW2 6PF
Postcode districtNW2
BoroughLondon Borough of Barnet
WardCricklewood
Latitude51.561336
Longitude-0.219662
Parliamentary constituencyFinchley and Golders Green
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