Welsh Harp · Brent · Brent East constituency · 51.56363, -0.25209

NW2 7QG— Welsh Harp, Brent

Location and area intelligence for NW2 7QG, Welsh Harp, Brent

The practical family move

 

Schools 100%Safety 67/100Transport 31/100Low yield 3.43%

Best for: Families

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Car-dependent area — limited public transport

Liveability
46
Safety
67
Schools
60
Transport
31
Environment
64
Investment
54

The bottom line

NW2 7QG offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 50 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

NW2 7QG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: GoodInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-6.9% vs London avg
vs London crime+73.0% vs London avg

Deep-dive guides for NW2 7QG

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How NW2 7QG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Wykeham Primary School

Not yet inspected · Inspected Nov 2024 · 3 min walk

KS2: 105.7

—

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 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

112.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 2775.0%

+45% vs borough

Crime by type

Violence & sexual offences27%
Anti-social behaviour24%
Other22%
Vehicle crime9%
Burglary6%
Drug offences6%
Theft3%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

2

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 2.4km

Crime is +73% above London average

Property

Prices, sales volume and market trends

Avg floor area74.3 m²

EPC breakdown

C
4%
D
20%
E
7%
F
1%
G
1%

Based on 33 properties · Confidence: high

Street mix

Semi 50%Terraced 46%Flat 4%

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£185,750
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 CAnnual charge £1,735
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+6.9%

Total change

+554%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.6%

per year

Acceleration

-14.48

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £75k–£100k · 28 sales

Property Type Mix

Total: 28 sales

Semi-detached50%
Terraced46.4%
Flat/maisonette3.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£65k£86k+32.3%2
Post-dot-com plateau2001–2004£139k£185k+33.1%1
Pre-crash peak2005–2007£205k£242k+18%1.3
GFC & correction2011–2012£230k£247k+7.4%1.5
Help-to-Buy recovery2015–2015£405k£405k+0%1
Brexit uncertainty2017–2019£410k£373k-9.1%2
Pandemic surge2020–2021£460k£448k-2.6%1
Rate-rise correction2022–2023£470k£425k-9.6%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.1% alpha

Semi-detached-0.1% α
Local
8.1%
District
8.2%

CAGR over 20yr 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 Velocity100
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Neasden StationJubilee line
12.6 min walk
Hendon

Nearby stations

Neasden Underground StationJubilee
14 min walk
Dollis Hill Underground StationJubilee
20 min walk
Wembley Park Underground StationJubilee · Metropolitan
24 min walk
HendonNational Rail
26 min walk
Willesden Green Underground StationJubilee · Metropolitan
33 min walk
No bus stops within 400m

27

Walkability score

42

Footpaths (500m)

0

Santander docks (800m)

3.8 km

Nearest cycle dock

Central London commute times

London Bridge ★50 min
Victoria53 min ↑
Waterloo53 min ↑
Canary Wharf60 min ↑
City57 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 park681m
Santander docks (800m)0
Nearest cycle dock3.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

88%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed453 Mbps
Median download430 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: 7.7 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 10%
Above average green space

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): 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

7 min walk

64%

Recommend GP

64%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

6

Care homes (1km)

Nearest hospital · 3.6 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

18

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

2

Convenience

No restaurants within 800m — nearest: McDonald's (523 m)

Nearest supermarketIceland · 267 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)

404m

Post office

Nearby shops

Tesco Express392 m
Way 2 Save395 m
Shami Food and Groceries469 m
Arush Newsagent1.1 km

Nearby cafes

Jane's Garden Café991 m

Nearby restaurants

McDonald's523 m
Nando's1.1 km
Subway1.1 km

Nearby pubs

Katie's Bar347 m
Tiffty Tom's488 m

Nearby pharmacies

Clockwork Pharmacy419 m
Tesco Pharmacy1.1 km
Food hygiene (5-star)65% of 63

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ACE TRENDS LTD
DASBUILDING LTD
GODBODY INTERNATIONAL LIMITED
MG JIREH LIMITED
PROBYTES LTD

+2 more

Investment

Investment grade, yield and market outlook

54

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 route12,961m
Crossrail 2 route9,157m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,167 nationally

2,048

Est. population

8,864/km²

55%

Employed

29%

Degree educated

£39,100

Median income

12.0%

Claimant rate

Inner cityHigh densityRenters

31

Community stability

Age profile

24%
25%
21%
19%
Under 1824%
18–3425%
35–4921%
50–6419%
65+12%

Tenure

17%
42%
30%
Own outright17%
Own (mortgage)10%
Private rent42%
Social rent30%
Shared ownership1%

Ethnicity

25%
21%
25%
White British11%
White Other25%
Asian21%
Black25%
Mixed5%
Other13%

Employment & lifestyle

Managerial / professional16%
Routine / semi-routine24%
No car household44%
Unemployed6%
No qualifications28%

Housing tenure (Census 2021)

Private rent42%
Social rent30%

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)
63
Largest scheme
74 homes · Press House, Press House, Press Road, NW10 0DW
Pipeline pressure
NONE

Named schemes (500m)

Dicey , 289-293, Dicey , 289-293, Neasden Lane, NW10 1QR14 homes
completed
321-325, 321-325, Neasden Lane North, NW10 0AH9 homes
completed
293, 293, Neasden Lane, London, NW10 1QR8 homes
completed
1-14 INC, Kenny House, 38 Birse Crescent, London, NW10 1SF, 38 Kenny House6 homes
completed
329 A-D, 329 A-D, Neasden Lane North, NW104 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
19.7%
Election year
2022
MP
Dawn Butler (Labour)
MP majority
13,047
Constituency
Brent East

Councillors

Mary Elizabeth MitchellLabour
Amer Hussain AghaLabour
Harbi Elmi FarahLabour

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Key facts for NW2 7QG

Full postcodeNW2 7QG
Postcode districtNW2
BoroughLondon Borough of Brent
WardWelsh Harp
Latitude51.563631
Longitude-0.252092
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