Kilburn · Brent · Queen's Park and Maida Vale constituency · 51.53295, -0.20084

NW6 5BY— Kilburn, Brent

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 70/100Transport 58/100Low yield 3.07%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
71
Safety
70
Schools
90
Transport
58
Environment
75
Investment
51

The bottom line

NW6 5BY 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: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

NW6 5BY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-17.4% vs London avg
vs London crime+40.0% vs London avg

Deep-dive guides for NW6 5BY

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

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“The practical family move”

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How NW6 5BY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Carlton Vale Infant School

Good · Inspected Jul 2023 · 2 min walk

★★

Secondary

St Augustine's Federated Schools: CE High School

Good · Inspected Mar 2023 · 8 min walk

P8: +0.15A8: 49.4

100% of local schools rated Good or Outstanding · based on 30 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 2 min walk

13 primaries · 2 secondaries · 3 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

90.9 incidents per 1,000 residents

Higher crime than 68% of London
↑ Rising 1215.0%

+18% vs borough

Crime by type

Other27%
Violence & sexual offences27%
Anti-social behaviour25%
Burglary7%
Vehicle crime5%
Robbery4%
Theft3%
Drug offences2%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: North Kensington Fire Station · 1.5km

Crime is +40% above London average

Property

Prices, sales volume and market trends

Avg floor area77.9 m²

EPC breakdown

C
5%
D
6%

Based on 11 properties · Confidence: medium

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 yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£194,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, 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

2000–2022 · CAGR

+5.2%

Total change

+207%

Market Activity

Price Velocity & Acceleration

Current Velocity

+183.4%

per year

Acceleration

+175.16

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £400k–£450k · 3 sales

Property Type Mix

Total: 3 sales

Flat/maisonette100%

By decade

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£145k£145k+0%1
Post-dot-com plateau2001–2001£157k£157k+0%1
Rate-rise correction2022–2022£445k£445k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Queen's Park Underground StationBakerloo line
3.5 min walk
Queens Park (London)

Nearby stations

Queen's Park Underground StationBakerloo
4 min walk
Queens Park (London) Rail StationLioness
4 min walk
Queens Park (London)National Rail
4 min walk
Kilburn Park Underground StationBakerloo
6 min walk
Kilburn High Road Rail StationLioness
10 min walk
No bus stops within 400m

50

Walkability score

141

Footpaths (500m)

1

Santander docks (800m)

0.6 km

Nearest cycle dock

Central London commute times

London Bridge37 min ↑
Victoria ★36 min
Waterloo38 min ≈
Canary Wharf47 min ↑
City41 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

26

Car parks (800m)

1

EV chargers (800m)

Nearest car park32m
Santander docks (800m)1
Nearest cycle dock0.6 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 waterNONE
No assessed surface water flood risk
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: 2.8 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
More green space than 75% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 4.6 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

1 min walk

72%

Recommend GP

72%

Overall GP experience

7

GPs within 1km

12

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 1.7 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

100

Parks (1km)

26

Restaurants (800m)

16

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

11

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Alice House (329 m)

Nearest supermarketCo-op Food · 594 m
4 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

480m

Post office

Nearby shops

best-one113 m
Best Price News136 m
POP Bakery236 m
Hilton Food & Wine270 m

Nearby cafes

Nile Cafe132 m
Coffeeholic217 m
Aya Cafe252 m
Coffee Station319 m

Nearby restaurants

Falafel261 m
Sam's Chicken264 m
Ali Baba301 m
Mr Fish308 m

Nearby pubs

The Alice House329 m
Marian Bar410 m
The Salusbury435 m
Wolfpack484 m

Nearby gyms

NXT Phase306 m
ClubNorth Gymnastics507 m
Absolutely523 m
St. Augustine's Sports Centre530 m

Nearby pharmacies

Browns Chemist669 m
Medicare Pharmacy805 m
Pitchkins & Currans908 m
Prince Chemist940 m

Nearby health

Pearl Dental Practice336 m
Shirland Road Medical Centre465 m
W9 Dental Health614 m
Shirland Dental Practise744 m
Food hygiene (5-star)68% of 104

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

51

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
3.1% (average)London avg: 3.8%Below average yield — bottom 61%
Gentrification score22/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

42.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,116m
Crossrail 2 route4,717m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,611 nationally

2,894

Est. population

30,000/km²

57%

Employed

38%

Degree educated

£34,700

Median income

8.4%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

37

Community stability

Age profile

25%
26%
20%
20%
Under 1825%
18–3426%
35–4920%
50–6420%
65+8%

Tenure

14%
72%
Own outright5%
Own (mortgage)7%
Private rent14%
Social rent72%
Shared ownership2%
Rent free0%

Ethnicity

15%
43%
White British15%
White Other13%
Asian12%
Black43%
Mixed8%
Other10%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine25%
No car household61%
Unemployed8%
No qualifications20%

Housing tenure (Census 2021)

Social rent72%
Private rent15%

vs. London

Income vs London-17.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
4
Local approval rate
91%
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
3
Under construction
0
Completed (3yr)
64
Largest scheme
279 homes · MOZART ESTATE, MOZART ESTATE, DOWNLAND STREET, W10
Pipeline pressure
LOW

Named schemes (500m)

1-8 INC Neville House & Neville House Garages, Neville Road, 1-64 INC Winterleys and Seahorse Day Nursery, Albert Road, 113-128 Carlton House and Carlton House Hall, Canterbury Terrace London, NW6219 homes
completed
1-36 Marshall House, 1-36 Marshall House, Albert Road, NW6 5DS153 homes
completed
British Legion Hall, British Legion Hall, Albert Road, Salusbury Road, NW6 5DT144 homes
completed
Bond House, Hicks Bolton House, Wood House, 1-2 Denmark Road, Bond House, Hicks Bolton House, Wood House, 1-2 Denmark Road, Albert Road, Carlton Vale, NW6 5DP64 homes
completed
182 - 192, 182 - 192, Carlton Vale, Granville Road, NW6 5RX50 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

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Key facts for NW6 5BY

Full postcodeNW6 5BY
Postcode districtNW6
BoroughLondon Borough of Brent
WardKilburn
Latitude51.532948
Longitude-0.200844
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
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TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
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