Dollis Hill · Brent · Brent East constituency · 51.56226, -0.24857

NW2 7PE— Dollis Hill, Brent

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

Strong, well-rated schools nearby

 

Schools 100%Safety 69/100Transport 24/100Low yield 3.43%

Best for: Families

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

Liveability
43
Safety
69
Schools
90
Transport
24
Environment
64
Investment
50

The bottom line

NW2 7PE 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 7PE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: GoodInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-6.9% vs London avg
vs London crime+109.0% vs London avg

Deep-dive guides for NW2 7PE

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How NW2 7PE 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 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 24 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

135.6 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+76% vs borough

Crime by type

Other37%
Violence & sexual offences23%
Anti-social behaviour14%
Vehicle crime9%
Robbery5%
Burglary5%
Drug offences4%
Theft3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

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

Crime is +109% above London average

Property

Prices, sales volume and market trends

Avg floor area75.7 m²

EPC breakdown

C
22%
D
24%
E
3%
F
1%

Based on 50 properties · Confidence: high

Street mix

Semi 19%Terraced 78%Flat 3%

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£189,250
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,386
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+5.7%

Total change

+374%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.4%

per year

Acceleration

-18.04

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £250k–£300k · 36 sales

Property Type Mix

Total: 36 sales

Semi-detached19.4%
Terraced77.8%
Flat/maisonette2.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£96k£151k+56.8%2
Post-dot-com plateau2001–2003£138k£270k+95.6%3
Pre-crash peak2005–2007£278k£334k+20.3%1.7
GFC & correction2009–2012£300k£335k+11.7%1
Help-to-Buy recovery2014–2014£470k£470k+0%3
Brexit uncertainty2019–2019£520k£520k+0%1
Pandemic surge2020–2021£535k£544k+1.7%2
Rate-rise correction2023–2023£455k£455k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.3% alpha

Terraced-1.3% α
Local
5.5%
District
6.8%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
Neasden StationJubilee line
10.8 min walk
Hendon

Nearby stations

Neasden Underground StationJubilee
12 min walk
Dollis Hill Underground StationJubilee
17 min walk
HendonNational Rail
26 min walk
Wembley Park Underground StationJubilee · Metropolitan
27 min walk
Willesden Green Underground StationJubilee · Metropolitan
30 min walk
No bus stops within 400m

25

Walkability score

33

Footpaths (500m)

0

Santander docks (800m)

3.6 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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park534m
Santander docks (800m)0
Nearest cycle dock3.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

82%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed427 Mbps
Median download416 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: 7.4 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 34%
Below average green space

Nearest SSSI: Brent Reservoir SSSI — 1.1 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

4 min walk

64%

Recommend GP

64%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest hospitalCentral Middlesex Hospital · 3.7 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

17

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

2

Convenience

No restaurants within 800m — nearest: Subway (1.1 km)

Nearest supermarketIceland · 291 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

303m

Post office

Nearby shops

Tesco Express302 m
Shami Food and Groceries328 m
Way 2 Save371 m
Arush Newsagent914 m

Nearby restaurants

Subway1.1 km

Nearby pubs

Tiffty Tom's335 m
Katie's Bar344 m

Nearby pharmacies

Clockwork Pharmacy345 m
Tesco Pharmacy1.0 km
Food hygiene (5-star)66% of 56

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Registered businesses

DEVINE MOTORS LTD
EASTD LTD
HELP LONDON LTD
LEIGHAM HOMES LTD
MERNA FOOD LTD

+6 more

Investment

Investment grade, yield and market outlook

50

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

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

7.5

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,674m
Crossrail 2 route8,871m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,207 nationally

1,438

Est. population

19,294/km²

51%

Employed

29%

Degree educated

£39,100

Median income

15.7%

Claimant rate

SuburbanVery high densityRenters

38

Community stability

Age profile

24%
22%
21%
19%
14%
Under 1824%
18–3422%
35–4921%
50–6419%
65+14%

Tenure

35%
16%
42%
Own outright35%
Own (mortgage)16%
Private rent42%
Social rent7%
Shared ownership0%
Rent free0%

Ethnicity

24%
31%
16%
16%
White British9%
White Other24%
Asian31%
Black16%
Mixed4%
Other16%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine24%
No car household40%
Unemployed8%
No qualifications30%

Housing tenure (Census 2021)

Private rent42%
Social rent7%

vs. London

Income vs London-6.9%

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)
49
Largest scheme
121 homes · 60, 60, Neasden Lane, NW10 2UW
Pipeline pressure
NONE

Named schemes (500m)

Dicey , 289-293, Dicey , 289-293, Neasden Lane, NW10 1QR14 homes
completed
293, 293, Neasden Lane, London, NW10 1QR8 homes
completed
50 Ashcombe Park, London, NW2 7QT5 homes
completed
All Flats at 47, All Flats at 47, Ashcombe Park, London, NW2 7QU4 homes
completed
17 Tanfield Avenue, London, NW2 7SA3 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 7PE

Full postcodeNW2 7PE
Postcode districtNW2
BoroughLondon Borough of Brent
WardDollis Hill
Latitude51.562257
Longitude-0.248567
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