Dollis Hill · Brent · Brent East constituency · 51.56275, -0.24543

NW2 7RS— Dollis Hill, Brent

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

The family fortress

 

Schools 100%Safety 81/100Transport 22/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
48
Safety
81
Schools
90
Transport
22
Environment
79
Investment
38

The bottom line

NW2 7RS 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: 58 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

NW2 7RS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-7.9% vs London avg
vs London crime-2.0% vs London avg

Deep-dive guides for NW2 7RS

🛡️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 7RS 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 · 3 min walk

KS2: 107.6

—

Secondary

E-ACT Crest Academy

Not yet inspected · 4 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 · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.8 incidents per 1,000 residents

Better than 51% of London
→ Stable

-17% vs borough

Crime by type

Violence & sexual offences30%
Anti-social behaviour26%
Other20%
Burglary9%
Vehicle crime7%
Drug offences4%
Theft3%
Robbery2%

Road safety

97

Road safety score

3

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 2.1km

Crime is 2% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£6,119/m²
Price per ft²£568/ft²
Avg floor area53.6 m²

EPC breakdown

B
2%
C
11%
D
3%
E
1%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£134,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsCavity wall, 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

1999–2024 · CAGR

+5.9%

Total change

+323%

Market Activity

Price Velocity & Acceleration

Current Velocity

+82.3%

per year

Acceleration

+76.97

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £75k–£100k · 8 sales

Property Type Mix

Total: 8 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£84k£94k+11.9%1
Post-dot-com plateau2001–2004£98k£166k+69.4%1
Pre-crash peak2007–2007£185k£185k+0%1
GFC & correction2010–2010£195k£195k+0%1
Current market2024–2024£356k£356k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
Neasden StationJubilee line
12 min walk
Hendon

Nearby stations

Neasden Underground StationJubilee
13 min walk
Dollis Hill Underground StationJubilee
16 min walk
HendonNational Rail
25 min walk
Willesden Green Underground StationJubilee · Metropolitan
28 min walk
Wembley Park Underground StationJubilee · Metropolitan
29 min walk
No bus stops within 400m

17

Walkability score

13

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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park414m
Santander docks (800m)0
Nearest cycle dock3.6 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 waterMEDIUM
Medium
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 AONB59% green spaceTree canopy: 55%
More green space than 99% of London

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

5 min walk

64%

Recommend GP

64%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest hospitalBMI Hendon Hospital · 3.7 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

19

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Tiffty Tom's (495 m)

Nearest supermarketIceland · 514 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

1

Libraries (1km)

0

Cinemas (2km)

497m

Post office

Nearby shops

Shami Food and Groceries497 m
Tesco Express500 m
Way 2 Save580 m
Arush Newsagent1.0 km

Nearby cafes

The Stables670 m

Nearby pubs

Tiffty Tom's495 m
Katie's Bar560 m

Nearby pharmacies

Clockwork Pharmacy542 m
Food hygiene (5-star)63% of 49

Business

Local businesses registered here

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

High street

E

High street health

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 score11/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

28.3

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,530m
Crossrail 2 route8,699m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,431 nationally

1,882

Est. population

9,822/km²

52%

Employed

38%

Degree educated

£38,700

Median income

9.9%

Claimant rate

SuburbanHigh densityEstablished mixed

40

Community stability

Age profile

31%
20%
22%
16%
Under 1831%
18–3420%
35–4922%
50–6416%
65+10%

Tenure

22%
23%
31%
20%
Own outright22%
Own (mortgage)23%
Private rent31%
Social rent20%
Shared ownership3%
Rent free1%

Ethnicity

17%
22%
15%
19%
22%
White British17%
White Other22%
Asian15%
Black19%
Mixed5%
Other22%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine17%
No car household36%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Private rent31%
Social rent20%

vs. London

Income vs London-7.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
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)
47
Largest scheme
160 homes · Dollis Hill Estate, Dollis Hill Estate, Brook Road, NW2 7BZ
Pipeline pressure
NONE

Named schemes (500m)

50 Ashcombe Park, London, NW2 7QT5 homes
completed
All Flats at 47, All Flats at 47, Ashcombe Park, London, NW2 7QU4 homes
completed
2 Selsdon Road, London, NW2 7NE2 homes
completed
1-6 Kenwyn Court, 1-6 Kenwyn Court, Kenwyn Drive, NW2 7NS2 homes
completed
123 Cairnfield Avenue, London, NW2 7PL, 1232 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 7RS

Full postcodeNW2 7RS
Postcode districtNW2
BoroughLondon Borough of Brent
WardDollis Hill
Latitude51.562749
Longitude-0.245432
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