Dollis Hill · Brent · Brent East constituency · 51.56483, -0.24314

NW2 7ND— Dollis Hill, Brent

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

The family fortress

 

Schools 100%Safety 76/100Transport 18/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
46
Safety
76
Schools
90
Transport
18
Environment
68
Investment
38

The bottom line

NW2 7ND 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 7ND

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+45.0% vs London avg

Deep-dive guides for NW2 7ND

🛡️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 7ND 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 · 1 min walk

KS2: 107.6

—

Secondary

E-ACT Crest Academy

Not yet inspected · 2 min walk

P8: +0.03A8: 42.6

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 · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

94.1 incidents per 1,000 residents

Higher crime than 71% of London
→ Stable

+22% vs borough

Crime by type

Other31%
Violence & sexual offences27%
Anti-social behaviour15%
Vehicle crime13%
Drug offences5%
Burglary5%
Theft3%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 2.3km

Crime is +45% above 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£8,382/m²
Price per ft²£779/ft²
Avg floor area70.8 m²

EPC breakdown

B
2%
C
15%
D
10%
E
1%
G
1%

Based on 29 properties · Confidence: medium

Street mix

Terraced 82%Flat 12%Other 6%

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£177,000
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)
Roof(another dwelling above)
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

1996–2025 · CAGR

+7.3%

Total change

+662%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.0%

per year

Acceleration

+6.55

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £75k–£100k · 16 sales

Property Type Mix

Total: 16 sales

Terraced87.5%
Flat/maisonette12.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£76k£95k+25.8%1
Post-dot-com plateau2002–2004£195k£250k+28.5%1.5
GFC & correction2008–2012£298k£302k+1.3%1
Help-to-Buy recovery2015–2016£530k£480k-9.4%1
Brexit uncertainty2017–2019£545k£525k-3.7%1
Pandemic surge2020–2020£533k£533k+0%2
Current market2025–2025£575k£575k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Terraced+0.4% α
Local
5.8%
District
5.4%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
Neasden Underground StationJubilee line
15.5 min walk
Hendon

Nearby stations

Neasden Underground StationJubilee
16 min walk
Dollis Hill Underground StationJubilee
18 min walk
HendonNational Rail
22 min walk
Willesden Green Underground StationJubilee · Metropolitan
29 min walk
Hendon Central Underground StationNorthern
30 min walk
No bus stops within 400m

12

Walkability score

16

Footpaths (500m)

0

Santander docks (800m)

3.7 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park579m
Santander docks (800m)0
Nearest cycle dock3.7 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: 7.3 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 40%
More green space than 80% of London

Nearest SSSI: Brent Reservoir SSSI — 0.8 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

GLADSTONE MEDICAL CENTRE

5 DOLLIS HILL LANE, NW2 6JH

9 min walk

78%

Recommend GP

78%

Overall GP experience

4

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 · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

23

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 (715 m)

Nearest supermarketIceland · 758 m
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)

768m

Post office

Nearby shops

Mini Mart Food & Wine687 m
Tesco Express769 m
Shami Food and Groceries775 m
Way 2 Save843 m

Nearby cafes

The Stables693 m

Nearby pubs

Whelan's715 m
Tiffty Tom's774 m
Katie's Bar816 m

Nearby pharmacies

Clockwork Pharmacy812 m
Food hygiene (5-star)86% of 28

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

AFIYAT MODEST OUTFITS LTD
DRUDA LTD
ECO CHIC MARKET LTD
OXGATE GROUP LTD
SOFTLOOM LIMITED

+2 more

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 score10/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months0

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

4/100

Velocity score

Future outlook

22.4

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,543m
Crossrail 2 route8,663m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,019 nationally

1,637

Est. population

11,955/km²

49%

Employed

26%

Degree educated

£39,300

Median income

12.4%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

39

Community stability

Age profile

32%
21%
19%
16%
Under 1832%
18–3421%
35–4919%
50–6416%
65+12%

Tenure

34%
14%
39%
Own outright34%
Own (mortgage)14%
Private rent39%
Social rent12%
Shared ownership1%
Rent free1%

Ethnicity

16%
38%
18%
17%
White British8%
White Other16%
Asian38%
Black18%
Mixed3%
Other17%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine22%
No car household33%
Unemployed4%
No qualifications32%

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)
1
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)
12
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
140B-E, Warren Road, London, NW2 7NJ4 homes
completed
49 Brook Road, London, NW2 7BN, 494 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 7ND

Full postcodeNW2 7ND
Postcode districtNW2
BoroughLondon Borough of Brent
WardDollis Hill
Latitude51.564828
Longitude-0.243144
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