Dollis Hill · Brent · Brent East constituency · 51.55980, -0.24485

NW2 7RU— Dollis Hill, Brent

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

The family fortress

 

Schools 100%Safety 75/100Transport 39/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
50
Safety
75
Schools
90
Transport
39
Environment
78
Investment
47

The bottom line

NW2 7RU offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

NW2 7RU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-6.9% vs London avg
vs London crime+56.0% vs London avg

Deep-dive guides for NW2 7RU

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How NW2 7RU 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 · 7 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 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

101.1 incidents per 1,000 residents

Higher crime than 75% of London
→ Stable

+31% vs borough

Crime by type

Other34%
Violence & sexual offences20%
Anti-social behaviour16%
Vehicle crime8%
Drug offences8%
Theft7%
Robbery5%
Burglary2%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 1.8km

Crime is +56% above 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£6,440/m²
Price per ft²£598/ft²
Avg floor area72.5 m²

EPC breakdown

C
5%
D
11%
E
2%
F
1%

Based on 19 properties · Confidence: medium

Street mix

Semi 17%Terraced 14%Flat 66%Other 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£181,250
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 CAnnual charge £1,735
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.2%

Total change

+707%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.9%

per year

Acceleration

-17.62

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £75k–£100k · 28 sales

Property Type Mix

Total: 28 sales

Semi-detached17.9%
Terraced14.3%
Flat/maisonette67.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£54k£76k+40.7%2
Post-dot-com plateau2001–2003£112k£181k+61.8%2.3
Pre-crash peak2005–2007£194k£283k+46.3%1.3
GFC & correction2011–2011£259k£259k+0%2
Help-to-Buy recovery2013–2013£243k£243k+0%2
Brexit uncertainty2018–2019£815k£353k-56.7%1
Pandemic surge2021–2021£377k£377k+0%2
Current market2024–2025£440k£436k-0.9%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.4% alpha

Flat/maisonette+1.4% α
Local
14%
District
12.6%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Neasden Underground StationJubilee line
8.8 min walk
Hendon

Nearby stations

Neasden Underground StationJubilee
9 min walk
Dollis Hill Underground StationJubilee
12 min walk
Willesden Green Underground StationJubilee · Metropolitan
25 min walk
HendonNational Rail
29 min walk
Wembley Park Underground StationJubilee · Metropolitan
30 min walk
No bus stops within 400m

18

Walkability score

27

Footpaths (500m)

0

Santander docks (800m)

3.4 km

Nearest cycle dock

Central London commute times

London Bridge ★43 min
Victoria46 min ↑
Waterloo45 min ↑
Canary Wharf53 min ↑
City49 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park193m
Santander docks (800m)0
Nearest cycle dock3.4 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 waterLOW
Low
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: 7.0 km away✗ Not Green Belt✗ Not AONB56% green spaceTree canopy: 22%
More green space than 98% 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): 1

Landslide susceptibility: Low

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

2 min walk

78%

Recommend GP

78%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest hospitalCentral Middlesex Hospital · 3.5 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

20

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 (370 m)

No restaurants within 800m — nearest: Manon Grill (921 m)

Nearest supermarketIceland · 550 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)

437m

Post office

Nearby shops

Shami Food and Groceries387 m
Tesco Express449 m
Way 2 Save541 m
Asda Express694 m

Nearby cafes

The Stables556 m

Nearby restaurants

Manon Grill921 m

Nearby pubs

Tiffty Tom's370 m
Katie's Bar549 m

Nearby pharmacies

Clockwork Pharmacy478 m
Food hygiene (5-star)64% of 50

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

ALEXANDRA'S PLACE LTD
COBYX LTD

Investment

Investment grade, yield and market outlook

47

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
Sales last 12 months1

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

8/100

Velocity score

Future outlook

33

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,305m
Crossrail 2 route8,522m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 1,482 nationally

1,672

Est. population

11,348/km²

53%

Employed

32%

Degree educated

£39,100

Median income

15.2%

Claimant rate

Inner cityHigh densityRenters

26

Community stability

Age profile

27%
25%
21%
14%
13%
Under 1827%
18–3425%
35–4921%
50–6414%
65+13%

Tenure

20%
13%
58%
Own outright20%
Own (mortgage)13%
Private rent58%
Social rent8%
Shared ownership1%
Rent free0%

Ethnicity

26%
19%
18%
19%
White British13%
White Other26%
Asian19%
Black18%
Mixed6%
Other19%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine23%
No car household45%
Unemployed5%
No qualifications29%

Housing tenure (Census 2021)

Private rent58%
Social rent8%

vs. London

Income vs London-6.9%

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)
61
Largest scheme
160 homes · Dollis Hill Estate, Dollis Hill Estate, Brook Road, NW2 7BZ
Pipeline pressure
NONE

Named schemes (500m)

SITE OF 'ALBERT HOUSE' & 'ALBERT WORKS', SITE OF 'ALBERT HOUSE' & 'ALBERT WORKS', DUDDEN HILL LANE, SOUTHVIEW AVENUE, NW1024 homes
completed
Land next to 4 Dudden Hill Parade, Dudden Hill Lane, London, Land next to 4 Dudden Hill Parade9 homes
completed
50 Ashcombe Park, London, NW2 7QT5 homes
completed
2 Sonia Gardens, London, NW10 1AH, 24 homes
completed
All Flats at 47, All Flats at 47, Ashcombe Park, London, NW2 7QU4 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 7RU

Full postcodeNW2 7RU
Postcode districtNW2
BoroughLondon Borough of Brent
WardDollis Hill
Latitude51.559800
Longitude-0.244853
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