Dollis Hill · Brent · Brent East constituency · 51.55989, -0.24939

NW2 7PP— Dollis Hill, Brent

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

The family fortress

 

Schools 100%Safety 69/100Transport 28/100Low yield 3.43%

Best for: Families

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

Liveability
45
Safety
69
Schools
90
Transport
28
Environment
76
Investment
50

The bottom line

NW2 7PP offers exceptional schools (100% Good/Outstanding), low crime 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 7PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: ExcellentInvestment 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 7PP

🛡️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 7PP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Northview Junior and Infant School

Good · Inspected May 2022 · 6 min walk

KS2: 102.9

—

Secondary

E-ACT Crest Academy

Not yet inspected · 9 min walk

P8: +0.03A8: 42.6

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 20 min walk

4 primaries · 3 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)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 1.9km

Crime is +109% above London average

Property

Prices, sales volume and market trends

Avg floor area52.9 m²

EPC breakdown

C
9%
D
8%

Based on 17 properties · Confidence: medium

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£132,250
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)
Roof(another dwelling above)
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

1999–2022 · CAGR

+6.3%

Total change

+309%

Market Activity

Price Velocity & Acceleration

Current Velocity

-25.0%

per year

Acceleration

-21.77

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £75k–£100k · 21 sales

Property Type Mix

Total: 21 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£55k£95k+72.7%1.5
Post-dot-com plateau2001–2003£89k£134k+50.8%1.3
Pre-crash peak2005–2006£160k£177k+10.6%1.5
Help-to-Buy recovery2013–2014£221k£92k-58.6%1
Brexit uncertainty2018–2019£306k£310k+1.3%2
Pandemic surge2021–2021£300k£300k+0%2
Rate-rise correction2022–2022£225k£225k+0%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.7% alpha

Flat/maisonette-1.7% α
Local
4%
District
5.7%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

68out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing5
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
7.5 min walk
Hendon

Nearby stations

Neasden Underground StationJubilee
8 min walk
Dollis Hill Underground StationJubilee
14 min walk
Wembley Park Underground StationJubilee · Metropolitan
26 min walk
Willesden Green Underground StationJubilee · Metropolitan
28 min walk
HendonNational Rail
30 min walk
No bus stops within 400m

27

Walkability score

43

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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park508m
Santander docks (800m)0
Nearest cycle dock3.5 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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 AONB51% green spaceTree canopy: 67%
More green space than 96% of London

Nearest SSSI: Brent Reservoir SSSI — 1.3 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

2 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 · 3.4 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

14

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

3

Convenience

No restaurants within 800m — nearest: Nando's (795 m)

Nearest supermarketIceland · 259 m

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

122m

Post office

Nearby shops

Shami Food and Groceries80 m
Tesco Express135 m
Way 2 Save226 m
Arush Newsagent648 m

Nearby restaurants

Nando's795 m
Subway809 m
McDonald's823 m

Nearby pubs

Tiffty Tom's74 m
Katie's Bar239 m

Nearby pharmacies

Clockwork Pharmacy163 m
Tesco Pharmacy751 m
Food hygiene (5-star)68% of 62

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Registered businesses

GLASS WINDOWS ARCHITECTURE LTD
R T BUILDERS & DECORATORS LTD
ROOFING IN EALING LTD

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

9.6

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,569m
Crossrail 2 route8,813m

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)
73
Largest scheme
121 homes · 60, 60, Neasden Lane, NW10 2UW
Pipeline pressure
NONE

Named schemes (500m)

60, 60, Neasden Lane, NW10 2UW121 homes
completed
OLD GRANGE TAVERN PH, OLD GRANGE TAVERN PH, DOG LANE, NW10 1PY38 homes
completed
Neasden Resource Centre, Neasden Resource Centre, Balnacraig Avenue, London,, NW10 1TH22 homes
completed
Dicey , 289-293, Dicey , 289-293, Neasden Lane, NW10 1QR14 homes
completed
OLD GRANGE TAVERN PH, 1, OLD GRANGE TAVERN PH, 1, DOG LANE, NW10 1PY12 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 7PP

Full postcodeNW2 7PP
Postcode districtNW2
BoroughLondon Borough of Brent
WardDollis Hill
Latitude51.559886
Longitude-0.249394
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