Dollis Hill · Brent · Brent East constituency · 51.55885, -0.23186

NW2 6RS— Dollis Hill, Brent

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

The family fortress

 

Schools 100%Safety 79/100Transport 33/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
53
Safety
79
Schools
90
Transport
33
Environment
83
Investment
38

The bottom line

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

Less suited to Car-free commuters.

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Location

NW2 6RS

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 6RS

🛡️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 6RS 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 · 1 min walk

KS2: 103.7

—

Secondary

Menorah High School for Girls

Not yet inspected · 8 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

College Green School and Services

Not inspected · 31 min walk

5 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 1.6km

Crime is +18% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£5,485/m²
Price per ft²£510/ft²
Avg floor area50.9 m²

EPC breakdown

C
21%
D
27%
E
3%
F
1%

Based on 52 properties · Confidence: high

Street mix

Flat 100%

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£127,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
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

1995–2025 · CAGR

+4.2%

Total change

+241%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.6%

per year

Acceleration

-47.26

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £125k–£150k · 122 sales

Property Type Mix

Total: 122 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£73k£118k+61%11
Post-dot-com plateau2001–2004£129k£182k+40.6%4.8
Pre-crash peak2005–2007£183k£205k+12%4
GFC & correction2008–2012£221k£235k+6.3%2
Help-to-Buy recovery2014–2016£210k£227k+7.9%2
Brexit uncertainty2018–2019£380k£293k-23%2
Pandemic surge2020–2021£362k£283k-22%1.5
Rate-rise correction2022–2023£280k£249k-11.2%2
Current market2024–2025£315k£250k-20.6%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.3% alpha

Flat/maisonette-2.3% α
Local
4.5%
District
6.8%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
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
Dollis Hill Underground StationJubilee line
10.7 min walk
Brent Cross West Station

Nearby stations

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

21

Walkability score

44

Footpaths (500m)

0

Santander docks (800m)

3.1 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park394m
Santander docks (800m)0
Nearest cycle dock3.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

8%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed131 Mbps
Median download176 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: 6.3 km away✗ Not Green Belt✗ Not AONB73% green spaceTree canopy: 40%
More green space than 99% of London

Nearest SSSI: Brent Reservoir SSSI — 1.7 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

9 min walk

57%

Recommend GP

57%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

Nearest hospitalBMI Hendon Hospital · 3.9 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Whelan's (887 m)

No restaurants within 800m — nearest: Skippers Fish & Chips (812 m)

Nearest supermarketWing Yip · 951 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)

678m

Post office

Nearby shops

Munro's577 m
Greengrocer802 m
Mini Mart Food & Wine878 m
Spar910 m

Nearby cafes

The Stables368 m
Pavilion Cafe412 m
Reindeer Cafe927 m

Nearby restaurants

Skippers Fish & Chips812 m
Manon Grill821 m
Subway918 m
Wing Tai923 m

Nearby pubs

Whelan's887 m

Nearby health

Park Avenue Dental Care880 m
Food hygiene (5-star)82% of 11

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
3
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

BOUNDARY ART SPACE LTD
GREEN LAND CONSTRUCTION LIMITED
SBKA CONSTRUCTION LIMITED
YASMIN PERSIAN LIMITED
ZENGLORA HEALTH LIMITED

Investment

Investment grade, yield and market outlook

38

Investment score

Weak

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
Sales last 12 months1

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

8/100

Velocity score

Future outlook

32.3

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,517m
Crossrail 2 route7,663m

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)
4
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)
34
Largest scheme
109 homes · FORMER WILLIAM GLADSTONE SCHOOL, FORMER WILLIAM GLADSTONE SCHOOL, PARKSIDE ROAD, NW2
Pipeline pressure
NONE

Named schemes (500m)

FORMER WILLIAM GLADSTONE SCHOOL, FORMER WILLIAM GLADSTONE SCHOOL, PARKSIDE ROAD, NW2109 homes
completed
COLES GREEN SCHOOL, COLES GREEN SCHOOL, DOLLIS HILL LANE, NW2 6HD56 homes
completed
242-250, 242-250, DOLLIS HILL LANE, NW2 6HB18 homes
completed
ASTON GOLD, ASTON GOLD, NEVILLES COURT, NW216 homes
completed
EX-JOHN CHRISTMAS LODGE, 1, EX-JOHN CHRISTMAS LODGE, 1, NEWFIELD RISE, NW2 6YG12 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 6RS

Full postcodeNW2 6RS
Postcode districtNW2
BoroughLondon Borough of Brent
WardDollis Hill
Latitude51.558850
Longitude-0.231862
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