Cricklewood & Mapesbury · Brent · Brent East constituency · 51.55912, -0.22272

NW2 6PN— Cricklewood & Mapesbury, Brent

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

The family fortress

 

Schools 100%Safety 84/100Transport 31/100Yield 4.17%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
56
Safety
84
Schools
90
Transport
31
Environment
79
Investment
48

The bottom line

NW2 6PN offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £460,000 median — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW2 6PN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price-11.5% vs London avg
vs London income+0.7% vs London avg
vs London crime-35.0% vs London avg

Deep-dive guides for NW2 6PN

🛡️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 6PN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Mora Primary School

Good · Inspected Jul 2024 · 2 min walk

KS2: 106.4

—

Secondary

Clarion

Not yet inspected · 20 min walk

P8: +0.54A8: 46.6

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 · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

42.1 incidents per 1,000 residents

Better than 69% of London
→ Stable

-45% vs borough

Crime by type

Anti-social behaviour30%
Other22%
Violence & sexual offences22%
Vehicle crime12%
Drug offences6%
Burglary5%
Theft2%
Robbery1%

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 35% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£460,000

Median sale price

12% below London median

£460,000 is 12% below the London median (£520,000)

-15.5%

This year

Flat

Dominant type

Price history

5-year change
-10.2%
Sales (24 months)5
New build0.0%
Avg flat£460,000
Price per m²£6,021/m²
Price per ft²£559/ft²
Avg floor area76.7 m²

EPC breakdown

C
23%
D
36%
E
4%

Based on 63 properties · Confidence: high

Street mix

Terraced 7%Flat 90%Other 2%

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

Stamp duty

Standard buyer£10,500
First-time buyerFTB
£1,750
Additional propertyBTL/2nd
£24,300

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

10.9×

Price-to-income

£2,301/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£191,750
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)
Roof(another dwelling above)
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

1995–2026 · CAGR

+6.3%

Total change

+563%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.5%

per year

Acceleration

-6.32

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £500k–£600k · 81 sales

Property Type Mix

Total: 81 sales

Terraced7.4%
Flat/maisonette92.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£142k+141.1%3.7
Post-dot-com plateau2001–2004£157k£232k+47.3%2.8
Pre-crash peak2005–2007£240k£262k+9%2.7
GFC & correction2008–2011£285k£295k+3.5%1.5
Help-to-Buy recovery2013–2016£340k£376k+10.5%5.3
Brexit uncertainty2017–2019£480k£384k-20.1%2.7
Pandemic surge2020–2021£574k£513k-10.6%1.5
Rate-rise correction2022–2023£530k£509k-4%1
Current market2025–2026£463k£391k-15.5%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Flat/maisonette+0.7% α
Local
7.1%
District
6.4%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Willesden Green StationMetropolitan line
13 min walk
Brent Cross West Station

Nearby stations

Brent Cross West StationNational Rail
13 min walk
Willesden Green Underground StationJubilee · Metropolitan
14 min walk
Dollis Hill Underground StationJubilee
17 min walk
Kilburn Underground StationJubilee
23 min walk
Neasden Underground StationJubilee
25 min walk
No bus stops within 400m

19

Walkability score

11

Footpaths (500m)

0

Santander docks (800m)

2.8 km

Nearest cycle dock

Central London commute times

London Bridge ★42 min
Victoria44 min ↑
Waterloo44 min ↑
Canary Wharf52 min ↑
City49 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

25

Car parks (800m)

1

EV chargers (800m)

Nearest car park243m
Santander docks (800m)0
Nearest cycle dock2.8 km

Nearby car parks

🅿️
Beacon Bingo Car Park
478m
🅿️
Beacon Bingo Overflow Car Park· no
498m
🅿️
B & Q Warehouse Car Park· no
561m

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: 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: 5.9 km away✗ Not Green Belt✗ Not AONB60% green spaceTree canopy: 28%
More green space than 99% of London

Nearest SSSI: Brent Reservoir SSSI — 2.1 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

6 min walk

78%

Recommend GP

78%

Overall GP experience

5

GPs within 1km

1

Dentists within 1km

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

21

Parks (1km)

6

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Lucky 7 (586 m)

Nearest supermarketCo-op Food · 570 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)

507m

Post office

Nearby shops

Munro's59 m
Tesco Express394 m
Euro Food & Wine431 m
Martin News447 m

Nearby cafes

Pedros Cafe & Restaurant523 m
Costa571 m
Pavilion Cafe597 m
Broadway Cafe Restaurant740 m

Nearby restaurants

Papa John's468 m
Subway477 m
Chicken Stop486 m
Peri Peri Grill494 m

Nearby pubs

Lucky 7586 m
The Crown656 m
McGovern's665 m
Beer + Burger1.2 km

Nearby gyms

Manor health clubq247 m

Nearby pharmacies

Akhtar Pharmacy716 m
Akhtar Health Store720 m

Nearby health

Cricklewood Health Centre539 m
Cricklewood Dental612 m
Willesden Green Surgery723 m
Park Avenue Dental Care959 m
Food hygiene (5-star)74% of 38

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Registered businesses

93 TEMPLE ROAD LTD
ALWITRY LIMITED
DEDI PROPERTIES LTD
HALZ HARMONY LTD
HANGRY PIZZA LTD

+5 more

Investment

Investment grade, yield and market outlook

48

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score10/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

36.1

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,040m
Crossrail 2 route7,116m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,835 nationally

1,970

Est. population

16,955/km²

62%

Employed

42%

Degree educated

£42,300

Median income

5.8%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

36

Community stability

Age profile

25%
21%
28%
16%
Under 1825%
18–3421%
35–4928%
50–6416%
65+11%

Tenure

19%
20%
35%
21%
Own outright19%
Own (mortgage)20%
Private rent35%
Social rent21%
Shared ownership5%
Rent free0%

Ethnicity

20%
27%
16%
16%
13%
White British20%
White Other27%
Asian16%
Black16%
Mixed7%
Other13%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine21%
No car household46%
Unemployed4%
No qualifications19%

Housing tenure (Census 2021)

Private rent35%
Social rent21%

vs. London

Income vs London+0.7%
Price vs London-11.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
3
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
120
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
Thames Water Utilities, Thames Water Utilities, St Michaels Road, NW2 6XD38 homes
completed
THAMES WATER UTILITIES, THAMES WATER UTILITIES, St Michaels Road, NW2 6XD25 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
31.4%
Election year
2022
MP
Dawn Butler (Labour)
MP majority
13,047
Constituency
Brent East

Councillors

Tariq DarLabour
Gwen GrahlLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£460,000)

£10,500

Standard buyer

£1,750

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for NW2 6PN

Full postcodeNW2 6PN
Postcode districtNW2
BoroughLondon Borough of Brent
WardCricklewood & Mapesbury
Latitude51.559116
Longitude-0.222720
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