Dollis Hill · Brent · Brent East constituency · 51.56384, -0.23444

NW2 7EQ— Dollis Hill, Brent

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

The family fortress

 

Schools 100%Safety 80/100Transport 28/100Low yield 3.43%

Best for: Families

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

Liveability
52
Safety
80
Schools
100
Transport
28
Environment
81
Investment
46

The bottom line

NW2 7EQ 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: 53 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

NW2 7EQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-7.9% vs London avg
vs London crime+5.0% vs London avg

Deep-dive guides for NW2 7EQ

🛡️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 7EQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Our Lady of Grace Catholic Junior School

Outstanding · Inspected Mar 2024 · 4 min walk

KS2: 108.2

—

Secondary

Menorah High School for Girls

Not yet inspected · 5 min walk

P8: +1.61A8: 69.2

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

68.0 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

-12% vs borough

Crime by type

Anti-social behaviour30%
Violence & sexual offences25%
Other17%
Vehicle crime12%
Drug offences7%
Burglary7%
Theft1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

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

Crime is +5% above London average

Property

Prices, sales volume and market trends

Avg floor area51.1 m²

EPC breakdown

B
1%
C
36%
D
3%

Based on 40 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

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£127,750
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 fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,735
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2007–2023 · CAGR

+4.7%

Total change

+109%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.2%

per year

Acceleration

+6.76

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £150k–£175k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£141k£141k+0%1
GFC & correction2008–2008£170k£170k+0%1
Help-to-Buy recovery2013–2016£165k£236k+43.5%1.5
Brexit uncertainty2017–2017£256k£256k+0%1
Rate-rise correction2023–2023£295k£295k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Dollis Hill Underground StationJubilee line
16.2 min walk
Brent Cross West Station

Nearby stations

Brent Cross West StationNational Rail
10 min walk
Dollis Hill Underground StationJubilee
17 min walk
Neasden Underground StationJubilee
19 min walk
Willesden Green Underground StationJubilee · Metropolitan
23 min walk
Brent Cross Underground StationNorthern
25 min walk
No bus stops within 400m

25

Walkability score

21

Footpaths (500m)

0

Santander docks (800m)

3.4 km

Nearest cycle dock

Central London commute times

London Bridge ★53 min
Victoria56 min ↑
Waterloo55 min ↑
Canary Wharf59 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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park289m
Santander docks (800m)0
Nearest cycle dock3.4 km

Nearby car parks

🅿️
Wing Yip
491m
🅿️
Wing Yip
537m

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: 6.8 km away✗ Not Green Belt✗ Not AONB67% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Brent Reservoir SSSI — 1.2 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

6 min walk

57%

Recommend GP

57%

Overall GP experience

4

GPs within 1km

0

Dentists within 1km

Nearest hospitalBMI Hendon Hospital · 3.4 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

42

Parks (1km)

1

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

1

Convenience

Nearest supermarketWing Yip · 526 m
4 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
981 licensed premises in borough386 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

281m

Post office

Nearby shops

Mini Mart Food & Wine318 m
Spar601 m

Nearby cafes

The Stables460 m
Reindeer Cafe522 m
Costa729 m
Pavilion Cafe992 m

Nearby restaurants

Wing Tai533 m
Subway612 m
Skippers Fish & Chips752 m

Nearby pubs

Whelan's335 m

Nearby gyms

The Gym794 m
The 108959 m
Food hygiene (5-star)70% of 43

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
6
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Registered businesses

INFINITE TV LTD
LUXEGLOW TRAINING LTD
MADE DIFFERENT LIMITED
NEXTGENRISING LTD
PRIMEPOUR WHOLESALERS LIMITED

+2 more

Investment

Investment grade, yield and market outlook

46

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

9.8

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,002m
Crossrail 2 route8,081m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,012 nationally

2,031

Est. population

12,583/km²

54%

Employed

34%

Degree educated

£38,700

Median income

9.3%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

37

Community stability

Age profile

28%
24%
19%
18%
Under 1828%
18–3424%
35–4919%
50–6418%
65+10%

Tenure

14%
15%
28%
41%
Own outright14%
Own (mortgage)15%
Private rent28%
Social rent41%
Shared ownership2%

Ethnicity

17%
17%
32%
14%
White British13%
White Other17%
Asian17%
Black32%
Mixed7%
Other14%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine25%
No car household42%
Unemployed7%
No qualifications21%

Housing tenure (Census 2021)

Social rent41%
Private rent28%

vs. London

Income vs London-7.9%

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)
21
Largest scheme
160 homes · Dollis Hill Estate, Dollis Hill Estate, Brook Road, NW2 7BZ
Pipeline pressure
NONE

Named schemes (500m)

FORBES HOUSE, FORBES HOUSE, COMBER CLOSE, NW2 7EG61 homes
completed
COLES GREEN SCHOOL, COLES GREEN SCHOOL, DOLLIS HILL LANE, NW2 6HD56 homes
completed
1-32 inc, Coles Green Court & Garages r/o, 1-32 inc, Coles Green Court & Garages r/o, Coles Green Court, Cole Green Road, NW2 7HA38 homes
completed
ROBERT OWEN HOUSE, 196-206, ROBERT OWEN HOUSE, 196-206, HIGH ROAD, NW10 2PB18 homes
completed
242-250, 242-250, DOLLIS HILL LANE, NW2 6HB18 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 7EQ

Full postcodeNW2 7EQ
Postcode districtNW2
BoroughLondon Borough of Brent
WardDollis Hill
Latitude51.563843
Longitude-0.234439
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