Cricklewood & Mapesbury · Brent · Brent East constituency · 51.55988, -0.22494

NW2 6PU— Cricklewood & Mapesbury, Brent

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

The family fortress

 

Schools 100%Safety 84/100Transport 30/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families

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

Liveability
55
Safety
84
Schools
90
Transport
30
Environment
79
Investment
41

The bottom line

NW2 6PU offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — 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 6PU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for NW2 6PU

🛡️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 6PU 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 · 1 min walk

KS2: 106.4

—

Secondary

Menorah High School for Girls

Not yet inspected · 13 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

College Green School and Services

Not inspected · 32 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

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

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£5,748/m²
Price per ft²£534/ft²
Avg floor area79.3 m²

EPC breakdown

C
16%
D
18%
E
7%
F
1%

Based on 42 properties · Confidence: high

Street mix

Semi 5%Terraced 14%Flat 75%Other 5%

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£198,250
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

+7.1%

Total change

+746%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.3%

per year

Acceleration

+13.79

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £200k–£250k · 53 sales

Property Type Mix

Total: 53 sales

Semi-detached5.7%
Terraced15.1%
Flat/maisonette79.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£153k+135.4%3
Post-dot-com plateau2001–2004£150k£205k+36.7%1.8
Pre-crash peak2005–2007£209k£275k+31.7%2.3
GFC & correction2010–2011£268k£545k+103.7%2
Help-to-Buy recovery2013–2016£298k£437k+47.1%2.3
Brexit uncertainty2017–2019£623k£407k-34.6%1.5
Pandemic surge2021–2021£605k£605k+0%2
Rate-rise correction2022–2023£432k£625k+44.7%1
Current market2024–2026£445k£550k+23.6%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.9% alpha

Flat/maisonette+1.9% α
Local
11.1%
District
9.2%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position75

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
14.2 min walk
Brent Cross West Station

Nearby stations

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

14

Walkability score

14

Footpaths (500m)

0

Santander docks (800m)

2.9 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

12

Car parks (800m)

1

EV chargers (800m)

Nearest car park249m
Santander docks (800m)0
Nearest cycle dock2.9 km

Nearby car parks

🅿️
Beacon Bingo Car Park
644m
🅿️
Beacon Bingo Overflow Car Park· no
645m
🅿️
B & Q Warehouse Car Park· no
721m

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: 6.0 km away✗ Not Green Belt✗ Not AONB61% green spaceTree canopy: 25%
More green space than 99% of London

Nearest SSSI: Brent Reservoir SSSI — 2.0 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

7 min walk

57%

Recommend GP

57%

Overall GP experience

5

GPs within 1km

1

Dentists within 1km

Nearest hospitalBMI Hendon Hospital · 3.8 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

21

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Lucky 7 (760 m)

Nearest supermarketWing Yip · 868 m
1 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)

689m

Post office

Nearby shops

Munro's137 m
Tesco Express565 m
Euro Food & Wine605 m
Martin News622 m

Nearby cafes

Pavilion Cafe563 m
Pedros Cafe & Restaurant698 m
Costa747 m
Reindeer Cafe832 m

Nearby restaurants

Skippers Fish & Chips469 m
Papa John's643 m
Chicken Stop661 m
Peri Peri Grill670 m

Nearby pubs

Lucky 7760 m
Whelan's961 m

Nearby gyms

Manor health clubq370 m
The 1081.2 km

Nearby health

Cricklewood Health Centre713 m
Cricklewood Dental787 m
Willesden Green Surgery883 m
Park Avenue Dental Care989 m
Food hygiene (5-star)74% of 23

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Registered businesses

39 WOTTON ROAD LIMITED
ANIMALS AT HOME (NORTH WEST LONDON) LTD
PETRICHOR CONSULTING LIMITED
TGX DIGITAL LIMITED

Investment

Investment grade, yield and market outlook

41

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
Sales last 12 months2

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

17/100

Velocity score

Future outlook

39.2

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,213m
Crossrail 2 route7,291m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Planning apps (12 months)
2
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
90
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
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
152, 152, Olive Road, NW2 6UY6 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

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Key facts for NW2 6PU

Full postcodeNW2 6PU
Postcode districtNW2
BoroughLondon Borough of Brent
WardCricklewood & Mapesbury
Latitude51.559878
Longitude-0.224941
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