Dollis Hill · Brent · Brent East constituency · 51.56017, -0.23441

NW2 6RH— Dollis Hill, Brent

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

The family fortress

 

Schools 100%Safety 79/100Transport 32/100Low yield 3.43%

Best for: Families

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

Liveability
53
Safety
79
Schools
90
Transport
32
Environment
83
Investment
48

The bottom line

NW2 6RH offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

NW2 6RH

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+18.0% vs London avg

Deep-dive guides for NW2 6RH

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How NW2 6RH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Avigdor Hirsch Torah Temimah Primary School

Good · Inspected Jun 2023 · 2 min walk

KS2: 103.7

—

Secondary

Menorah High School for Girls

Not yet inspected · 6 min walk

P8: +1.61A8: 69.2

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

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

76.9 incidents per 1,000 residents

Higher crime than 59% of London
→ Stable

-0% vs borough

Crime by type

Violence & sexual offences30%
Other27%
Anti-social behaviour19%
Vehicle crime9%
Burglary6%
Drug offences4%
Theft3%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 1.8km

Crime is +18% above London average

Property

Prices, sales volume and market trends

Avg floor area268.2 m²

EPC breakdown

C
3%
D
3%
E
2%
F
2%
G
1%

Based on 11 properties · Confidence: medium

Street mix

Semi 18%Terraced 18%Detached 64%

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£670,500
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 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

2002–2021 · CAGR

+4.3%

Total change

+124%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.2%

per year

Acceleration

-8.65

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £450k–£500k · 11 sales

Property Type Mix

Total: 11 sales

Detached63.6%
Semi-detached18.2%
Terraced18.2%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£420k£420k+0%1
GFC & correction2008–2011£399k£500k+25.3%1
Help-to-Buy recovery2014–2016£550k£911k+65.7%2
Pandemic surge2021–2021£940k£940k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position40

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
11.4 min walk
Brent Cross West Station

Nearby stations

Dollis Hill Underground StationJubilee
12 min walk
Brent Cross West StationNational Rail
14 min walk
Neasden Underground StationJubilee
16 min walk
Willesden Green Underground StationJubilee · Metropolitan
19 min walk
Brent Cross Underground StationNorthern
29 min walk
No bus stops within 400m

20

Walkability score

31

Footpaths (500m)

0

Santander docks (800m)

3.2 km

Nearest cycle dock

Central London commute times

London Bridge ★42 min
Victoria45 min ↑
Waterloo45 min ↑
Canary Wharf52 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park167m
Santander docks (800m)0
Nearest cycle dock3.2 km

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: 6.5 km away✗ Not Green Belt✗ Not AONB74% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Brent Reservoir SSSI — 1.5 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

OXGATE GARDENS SURGERY

81 OXGATE GARDENS, NW2 6EA

8 min walk

57%

Recommend GP

57%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

Nearest hospitalBMI Hendon Hospital · 3.8 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Whelan's (737 m)

No restaurants within 800m — nearest: Wing Tai (851 m)

Nearest supermarketWing Yip · 866 m
4 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)

584m

Post office

Nearby shops

Mini Mart Food & Wine724 m
Munro's765 m
Greengrocer861 m
Spar870 m

Nearby cafes

The Stables170 m
Pavilion Cafe630 m
Reindeer Cafe849 m
Costa1.1 km

Nearby restaurants

Wing Tai851 m
Subway880 m
Manon Grill881 m

Nearby pubs

Whelan's737 m

Nearby health

Park Avenue Dental Care1.1 km
Food hygiene (5-star)64% of 11

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
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

AMJG LIMITED
HARBOUR STEEL SERVICES LIMITED
LANSDOWNE GROVE LTD
LEPRECHAUN SCAFFOLDING LTD
TANFIELD G LIMITED

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
3.4% (average)London avg: 3.8%Below average yield — bottom 52%
Gentrification score12/100
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

12.6

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,747m
Crossrail 2 route7,887m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,493 nationally

2,093

Est. population

11,920/km²

56%

Employed

40%

Degree educated

£38,700

Median income

7.9%

Claimant rate

SuburbanHigh densityEstablished mixed

40

Community stability

Age profile

25%
21%
22%
18%
14%
Under 1825%
18–3421%
35–4922%
50–6418%
65+14%

Tenure

26%
17%
33%
24%
Own outright26%
Own (mortgage)17%
Private rent33%
Social rent24%
Shared ownership1%
Rent free0%

Ethnicity

19%
24%
16%
18%
18%
White British19%
White Other24%
Asian16%
Black18%
Mixed5%
Other18%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine22%
No car household38%
Unemployed5%
No qualifications23%

Housing tenure (Census 2021)

Private rent33%
Social rent24%

vs. London

Income vs London-7.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
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)
21
Largest scheme
160 homes · Dollis Hill Estate, Dollis Hill Estate, Brook Road, NW2 7BZ
Pipeline pressure
NONE

Named schemes (500m)

FORMER WILLIAM GLADSTONE SCHOOL, FORMER WILLIAM GLADSTONE SCHOOL, PARKSIDE ROAD, NW2109 homes
completed
RESEARCH STATION, RESEARCH STATION, BROOK ROAD, NW2 7DS99 homes
completed
FORBES HOUSE, FORBES HOUSE, COMBER CLOSE, NW2 7EG61 homes
completed
COLES GREEN SCHOOL, COLES GREEN SCHOOL, DOLLIS HILL LANE, NW2 6HD56 homes
completed
ROBERT OWEN HOUSE, 196-206, ROBERT OWEN HOUSE, 196-206, HIGH ROAD, NW10 2PB18 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 6RH

Full postcodeNW2 6RH
Postcode districtNW2
BoroughLondon Borough of Brent
WardDollis Hill
Latitude51.560174
Longitude-0.234408
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