Kilburn · Brent · Queen's Park and Maida Vale constituency · 51.53551, -0.19291

NW6 5BA— Kilburn, Brent

Location and area intelligence for NW6 5BA, Kilburn, Brent

High-connectivity investment target

 

Schools 100%Safety 58/100Transport 59/100Yield 4.44%⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
65
Safety
58
Schools
90
Transport
59
Environment
75
Investment
52

The bottom line

NW6 5BA offers exceptional schools (100% Good/Outstanding), fast broadband and a green environment at £432,500 median — strong value for Most buyers who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

NW6 5BA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price-16.8% vs London avg
vs London income-17.4% vs London avg
vs London crime+154.0% vs London avg

Deep-dive guides for NW6 5BA

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

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“High-connectivity investment target”

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How NW6 5BA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Augustines Federated Schools: CofE Primary School

Not yet inspected · Inspected Apr 2025 · 2 min walk

KS2: 104.6

★★

Secondary

St Augustine's Federated Schools: CE High School

Good · Inspected Mar 2023 · 2 min walk

P8: +0.15A8: 49.4

100% of local schools rated Good or Outstanding · based on 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 6 min walk

11 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

165.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 2469.2%

+114% vs borough

Crime by type

Other32%
Violence & sexual offences23%
Anti-social behaviour16%
Theft9%
Drug offences6%
Burglary6%
Vehicle crime4%
Robbery4%

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

4

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 1.8km

Crime is +154% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£432,500

Median sale price

17% below London median

£432,500 is 17% below the London median (£520,000)

-5.6%

This year

Flat

Dominant type

Price history

5-year change
-26.1%
Sales (24 months)5
New build0.0%
Avg flat£432,500
Price per m²£7,561/m²
Price per ft²£702/ft²
Avg floor area56.7 m²

EPC breakdown

C
50%
D
35%
E
1%

Based on 86 properties · Confidence: high

Street mix

Semi 6%Terraced 2%Flat 90%Other 2%

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

Stamp duty

Standard buyer£9,125
First-time buyerFTB
£375
Additional propertyBTL/2nd
£22,100

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

12.5×

Price-to-income

£2,164/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£141,750
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingPartial secondary glazing
Council tax band Band CAnnual charge £1,735
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+6.4%

Total change

+464%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.4%

per year

Acceleration

+49.98

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £400k–£450k · 47 sales

Property Type Mix

Total: 47 sales

Semi-detached6.4%
Terraced2.1%
Flat/maisonette91.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£78k£140k+79%2.3
Post-dot-com plateau2001–2002£135k£170k+25.9%2
Pre-crash peak2007–2007£241k£241k+0%4
GFC & correction2008–2012£290k£284k-2.2%2.5
Help-to-Buy recovery2013–2016£349k£503k+44.1%2.5
Brexit uncertainty2017–2019£473k£560k+18.5%1.3
Pandemic surge2020–2021£545k£585k+7.3%1
Current market2024–2025£383k£441k+15.4%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2% alpha

Flat/maisonette+2% α
Local
7.7%
District
5.7%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing2
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Kilburn Park Underground StationBakerloo line
1 min walk
Kilburn High Road

Nearby stations

Kilburn Park Underground StationBakerloo
1 min walk
Kilburn High Road Rail StationLioness
3 min walk
Kilburn High RoadNational Rail
3 min walk
Maida Vale Underground StationBakerloo
10 min walk
Queen's Park Underground StationBakerloo
10 min walk
No bus stops within 400m

64

Walkability score

290

Footpaths (500m)

1

Santander docks (800m)

0.8 km

Nearest cycle dock

Central London commute times

Canary Wharf44 min ↓
City ★40 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

24

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)8
Nearest car park111m
Santander docks (800m)1
Nearest cycle dock0.8 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: 14.0 µg/m³ · PM2.5: 7.0 µg/m³
Better than 96% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.5 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 70%
More green space than 77% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 4.1 km

Energy

Solar: 852 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 2

Landslide susceptibility: Medium

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 yield852.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

KILBURN PARK MEDICAL CENTRE

6 MILE WALK, NW6 5HB

7 min walk

72%

Recommend GP

72%

Overall GP experience

6

GPs within 1km

12

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 1.3 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

152

Parks (1km)

29

Restaurants (800m)

5

Cafes (800m)

6

Pubs (400m)

0

Pharmacies (800m)

8

Gyms (1km)

30

Sports (1km)

1

Convenience

Nearest supermarketMilad Supermarket · 263 m
18 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

6

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

1.1km

Post office

Nearby shops

Day 1181 m
Queens Food & Wine271 m
Saffron Patisserie275 m
Sainsbury's Local601 m

Nearby cafes

Costa226 m
Tim's Café and Restaurant523 m
Park Café532 m
Abi's536 m

Nearby restaurants

Curry House120 m
Flaming Wok Grill121 m
Chaiiwala129 m
Roosters Piri Piri163 m

Nearby pubs

The Prince of Wales112 m
The Studio172 m
The Old Bell183 m
Queens Arms205 m

Nearby gyms

Anytime Fitness124 m
Bannatyne Health Club168 m
énergie fitness177 m
St. Augustine's Sports Centre213 m

Nearby pharmacies

Hodgetts Chemist628 m
Vineyard Pharmacy773 m
Browns Chemist908 m

Nearby health

The Dental Design Studio246 m
Kilburn Dental Studio535 m
Abbey Road Dental627 m
Belsize Priory Health Centre712 m
Food hygiene (5-star)63% of 114

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
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

CENTAUROS LIMITED
CSK PROPERTY MANAGEMENT LTD
JC EMPRESAS LTD
TIN TABERNACLE CIC
WINED LTD

Investment

Investment grade, yield and market outlook

52

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
4.4% (average)London avg: 3.8%Above average yield
Gentrification score9/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

37.9

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,805m
Crossrail 2 route4,237m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,438 nationally

2,021

Est. population

14,654/km²

55%

Employed

43%

Degree educated

£34,700

Median income

8.5%

Claimant rate

Urban coreHigh densitySocially diverse / deprived

34

Community stability

Age profile

21%
26%
23%
18%
Under 1821%
18–3426%
35–4923%
50–6418%
65+12%

Tenure

25%
55%
Own outright6%
Own (mortgage)11%
Private rent25%
Social rent55%
Shared ownership3%
Rent free0%

Ethnicity

22%
20%
15%
27%
White British22%
White Other20%
Asian15%
Black27%
Mixed6%
Other11%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine19%
No car household65%
Unemployed8%
No qualifications19%

Housing tenure (Census 2021)

Social rent55%
Private rent25%

vs. London

Income vs London-17.4%
Price vs London-16.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
49
Live planning apps (800m)
20
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
15
Local approval rate
50%
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
57
Largest scheme
236 homes · Gloucester House and Durham Court, Gloucester House and Durham Court, Kilburn Park Road, London, NW6 5XE
Pipeline pressure
NONE

Named schemes (500m)

Gloucester House and Durham Court, Gloucester House and Durham Court, Kilburn Park Road, London, NW6 5XE236 homes
completed
Oxford Road, NW6 5SN195 homes
completed
Cambridge Court, , Ely Court, Wells Court, Cambridge Court, , Ely Court, Wells Court, Cambridge Avenue, Chichester Road, NW6 5QR144 homes
completed
South Kilburn Regeneration Roundabout Site, South Kilburn Regeneration Roundabout Site, Carlton Vale, NW6133 homes
completed
Open Space & Play Area, Open Space & Play Area, Granville Road, NW6130 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
23.6%
Election year
2022
MP
Georgia Gould (Labour)
MP majority
14,913
Constituency
Queen's Park and Maida Vale

Councillors

Rita BegumLabour
Rita Lacey ConneelyLabour
Anthony MolloyLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£432,500)

£9,125

Standard buyer

£375

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for NW6 5BA

Full postcodeNW6 5BA
Postcode districtNW6
BoroughLondon Borough of Brent
WardKilburn
Latitude51.535515
Longitude-0.192913
Parliamentary constituencyQueen's Park and Maida Vale
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