Dollis Hill · Brent · Brent East constituency · 51.56777, -0.24165

NW2 7BB— Dollis Hill, Brent

Location and area intelligence for NW2 7BB, Dollis Hill, Brent

The family fortress

 

Schools 100%Safety 85/100Transport 17/100Low yield 3.43%

Best for: Families

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

Liveability
49
Safety
85
Schools
90
Transport
17
Environment
67
Investment
49

The bottom line

NW2 7BB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 58 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

NW2 7BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-6.4% vs London avg
vs London crime-40.0% vs London avg

Deep-dive guides for NW2 7BB

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How NW2 7BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Braintcroft E-ACT Primary Academy

Good · Inspected Sept 2022 · 5 min walk

KS2: 107.6

—

Secondary

E-ACT Crest Academy

Not yet inspected · 6 min walk

P8: +0.03A8: 42.6

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

39.2 incidents per 1,000 residents

Better than 71% of London
→ Stable

-49% vs borough

Crime by type

Violence & sexual offences29%
Other23%
Anti-social behaviour18%
Drug offences9%
Vehicle crime9%
Burglary6%
Theft3%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 2.6km

Crime is 40% below London average

Property

Prices, sales volume and market trends

Avg floor area119 m²

EPC breakdown

C
2%
D
2%

Based on 4 properties · Confidence: low

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£297,500
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)
RoofFlat, insulated (assumed)
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

2021–2023 · CAGR

+-0.9%

Total change

-2%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.7%

per year

Acceleration

+0.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £500k–£600k · 2 sales

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pandemic surge2021–2021£519k£519k+0%1
Rate-rise correction2023–2023£510k£510k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75

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
21.2 min walk
Hendon

Nearby stations

HendonNational Rail
17 min walk
Neasden Underground StationJubilee
20 min walk
Dollis Hill Underground StationJubilee
22 min walk
Hendon Central Underground StationNorthern
25 min walk
Brent Cross Underground StationNorthern
27 min walk
No bus stops within 400m

8

Walkability score

16

Footpaths (500m)

0

Santander docks (800m)

3.8 km

Nearest cycle dock

Central London commute times

London Bridge ★58 min
Victoria61 min ↑
Waterloo61 min ↑
Canary Wharf66 min ↑
City60 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park747m
Santander docks (800m)0
Nearest cycle dock3.8 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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 21.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 89% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.5 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 28%
More green space than 75% of London

Nearest SSSI: Brent Reservoir SSSI — 0.5 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): None recorded

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

NEASDEN MEDICAL CENTRE

21 TANFIELD AVENUE, NEASDEN, NW2 7SA

12 min walk

64%

Recommend GP

64%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBMI Hendon Hospital · 3.1 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

52

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Whelan's (589 m)

No restaurants within 800m — nearest: Yellow River (978 m)

Nearest supermarketCo-op Food - Hendon - West Hendon Broadway · 1.1 km
3 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)

820m

Post office

Nearby shops

Mini Mart Food & Wine566 m
Yasrib Halal Meat1.0 km

Nearby cafes

The Stables928 m
Coffee Mate967 m
Simple Treats1.2 km
The Upper Crust Cafe1.2 km

Nearby restaurants

Yellow River978 m
Taza Charcoal Grill & Pizza981 m
Shahi Restaurant987 m
Kabul Kebab995 m

Nearby pubs

Whelan's589 m
O'Hanlons1.1 km
Food hygiene (5-star)83% of 29

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)
130

High street

E

High street health

Registered businesses

ADAM ENAZ CONSULTING LTD

Investment

Investment grade, yield and market outlook

49

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 score10/100
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

4.8

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,665m
Crossrail 2 route8,732m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 1,933 nationally

1,683

Est. population

11,093/km²

49%

Employed

25%

Degree educated

£39,300

Median income

14.9%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

39

Community stability

Age profile

31%
20%
18%
19%
Under 1831%
18–3420%
35–4918%
50–6419%
65+12%

Tenure

33%
15%
37%
15%
Own outright33%
Own (mortgage)15%
Private rent37%
Social rent15%
Shared ownership0%

Ethnicity

18%
39%
16%
17%
White British6%
White Other18%
Asian39%
Black16%
Mixed4%
Other17%

Employment & lifestyle

Managerial / professional14%
Routine / semi-routine26%
No car household31%
Unemployed6%
No qualifications33%

Housing tenure (Census 2021)

Private rent37%
Social rent15%

vs. London

Income vs London-6.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
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)
6
Largest scheme
160 homes · Dollis Hill Estate, Dollis Hill Estate, Brook Road, NW2 7BZ
Pipeline pressure
NONE

Named schemes (500m)

FORMER SMITHS INDUSTRIES SPORTS GROUND, FORMER SMITHS INDUSTRIES SPORTS GROUND, BROOK ROAD, NORTH CIRCULAR ROAD, NW265 homes
completed
LAND ON SOUTH SIDE OF, LAND ON SOUTH SIDE OF, SHEPHERDS WALK, BROOK ROAD, NW212 homes
completed
649 North Circular Road, Neasden, London, NW2 7AY, 6496 homes
completed
49 Brook Road, London, NW2 7BN, 494 homes
completed
140B-E, Warren Road, London, NW2 7NJ4 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 7BB

Full postcodeNW2 7BB
Postcode districtNW2
BoroughLondon Borough of Brent
WardDollis Hill
Latitude51.567773
Longitude-0.241645
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