Dollis Hill · Brent · Brent East constituency · 51.56395, -0.24006

NW2 7EB— Dollis Hill, Brent

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

The family fortress

 

Schools 100%Safety 84/100Transport 21/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
49
Safety
84
Schools
90
Transport
21
Environment
79
Investment
39

The bottom line

NW2 7EB 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: 58 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

NW2 7EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-6.4% vs London avg
vs London crime-31.0% vs London avg

Deep-dive guides for NW2 7EB

🛡️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 7EB 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 · 4 min walk

KS2: 107.6

—

Secondary

E-ACT Crest Academy

Not yet inspected · 1 min walk

P8: +0.03A8: 42.6

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

44.6 incidents per 1,000 residents

Better than 67% of London
→ Stable

-42% vs borough

Crime by type

Violence & sexual offences32%
Other23%
Anti-social behaviour21%
Vehicle crime15%
Burglary6%
Drug offences2%
Theft2%
Robbery0%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 2.2km

Crime is 31% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£12,625/m²
Price per ft²£1,173/ft²
Avg floor area42.9 m²

EPC breakdown

C
12%
D
15%
E
1%
F
1%

Based on 29 properties · Confidence: medium

Street mix

Semi 12%Terraced 88%

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£107,250
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 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

1995–2026 · CAGR

+7%

Total change

+726%

Market Activity

Price Velocity & Acceleration

Current Velocity

+37.1%

per year

Acceleration

+43.33

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £400k–£450k · 16 sales

Property Type Mix

Total: 16 sales

Semi-detached12.5%
Terraced87.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£76k£92k+21%1.5
Post-dot-com plateau2001–2004£165k£443k+169%1.3
Pre-crash peak2006–2007£278k£285k+2.5%1
GFC & correction2010–2010£430k£430k+0%1
Help-to-Buy recovery2015–2015£450k£450k+0%1
Brexit uncertainty2018–2019£280k£490k+75%1
Pandemic surge2021–2021£460k£460k+0%2
Current market2026–2026£630k£630k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.3% alpha

Terraced+0.3% α
Local
5.8%
District
5.5%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
16 min walk
Brent Cross West Station

Nearby stations

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

14

Walkability score

9

Footpaths (500m)

0

Santander docks (800m)

3.5 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 park409m
Santander docks (800m)0
Nearest cycle dock3.5 km

Nearby car parks

🅿️
Wing Yip
795m

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: 7.1 km away✗ Not Green Belt✗ Not AONB60% green spaceTree canopy: 22%
More green space than 99% of London

Nearest SSSI: Brent Reservoir SSSI — 1.0 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

GLADSTONE MEDICAL CENTRE

5 DOLLIS HILL LANE, NW2 6JH

9 min walk

78%

Recommend GP

78%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBMI Hendon Hospital · 3.5 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Whelan's (564 m)

Nearest supermarketWing Yip · 841 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)

654m

Post office

Nearby shops

Mini Mart Food & Wine536 m

Nearby cafes

The Stables493 m

Nearby pubs

Whelan's564 m
Food hygiene (5-star)77% of 34

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
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

EXECENTOR LIMITED
NEURALHORIZON ANALYTICS LIMITED

Investment

Investment grade, yield and market outlook

39

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 score11/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months1

Rental market

High

Demand

Low

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

18.9

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,314m
Crossrail 2 route8,428m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 1,888 nationally

1,481

Est. population

23,917/km²

44%

Employed

24%

Degree educated

£39,300

Median income

12.8%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

39

Community stability

Age profile

34%
20%
16%
18%
Under 1834%
18–3420%
35–4917%
50–6418%
65+11%

Tenure

37%
39%
Own outright37%
Own (mortgage)11%
Private rent39%
Social rent12%
Shared ownership1%
Rent free0%

Ethnicity

44%
16%
19%
White British7%
White Other11%
Asian44%
Black16%
Mixed3%
Other19%

Employment & lifestyle

Managerial / professional16%
Routine / semi-routine22%
No car household33%
Unemployed5%
No qualifications34%

Housing tenure (Census 2021)

Private rent39%
Social rent12%

vs. London

Income vs London-6.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
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)
7
Largest scheme
160 homes · Dollis Hill Estate, Dollis Hill Estate, Brook Road, NW2 7BZ
Pipeline pressure
NONE

Named schemes (500m)

Dollis Hill Estate, Dollis Hill Estate, Brook Road, NW2 7BZ160 homes
completed
RESEARCH STATION, RESEARCH STATION, BROOK ROAD, NW2 7DS99 homes
completed
FORMER SMITHS INDUSTRIES SPORTS GROUND, FORMER SMITHS INDUSTRIES SPORTS GROUND, BROOK ROAD, NORTH CIRCULAR ROAD, NW265 homes
completed
ROBERT OWEN HOUSE, 196-206, ROBERT OWEN HOUSE, 196-206, HIGH ROAD, NW10 2PB18 homes
completed
LAND ON SOUTH SIDE OF, LAND ON SOUTH SIDE OF, SHEPHERDS WALK, BROOK ROAD, NW212 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 7EB

Full postcodeNW2 7EB
Postcode districtNW2
BoroughLondon Borough of Brent
WardDollis Hill
Latitude51.563946
Longitude-0.240062
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