Kilburn · Brent · Queen's Park and Maida Vale constituency · 51.53304, -0.19931

NW6 5HD— Kilburn, Brent

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 70/100Transport 55/100Yield 4.36%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
70
Safety
70
Schools
90
Transport
55
Environment
74
Investment
64

The bottom line

NW6 5HD offers exceptional schools (100% Good/Outstanding) and low crime at £440,000 median — 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 5HD

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 avg price-15.4% vs London avg
vs London income-17.4% vs London avg
vs London crime+40.0% vs London avg

Deep-dive guides for NW6 5HD

🛡️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 5HD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

The Kilburn Park School Foundation

Good · Inspected Oct 2019 · 1 min walk

KS2: 108.7

★★

Secondary

St Augustine's Federated Schools: CE High School

Good · Inspected Mar 2023 · 6 min walk

P8: +0.15A8: 49.4

100% of local schools rated Good or Outstanding · based on 29 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 1 min walk

14 primaries · 3 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

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

2 Jul

Prices, sales volume and market trends

£440,000

Median sale price

15% below London median

£440,000 is 15% below the London median (£520,000)

Flat

Dominant type

Price history

Sales (24 months)18
New build100.0%
Avg flat£440,000
Price per m²£7,985/m²
Price per ft²£742/ft²
Avg floor area55.1 m²

EPC breakdown

B
50%

Based on 50 properties · Confidence: high

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

Stamp duty

Standard buyer£9,500
First-time buyerFTB
£750
Additional propertyBTL/2nd
£22,700

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

12.7×

Price-to-income

£2,201/mo

Est. mortgage

High

Market activity

35d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£137,750
Rebuild cost per m²£2,500/m²

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

Construction era2024
WallsAverage thermal transmittance 0.18 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,735
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2024–2025 · CAGR

+4.1%

Total change

+4%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.1%

per year

Acceleration

+0.00

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £450k–£500k · 18 sales

Property Type Mix

Total: 18 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2024–2025£425k£443k+4.1%9

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+16.8% alpha

Flat/maisonette+16.8% α
Local
4.1%
District
-12.7%

CAGR over 1yr 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 Velocity40
Sales Volume75

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
4.6 min walk
Queens Park (London)

Nearby stations

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

47

Walkability score

122

Footpaths (500m)

1

Santander docks (800m)

0.6 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

26

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)8
Nearest car park139m
Santander docks (800m)1
Nearest cycle dock0.6 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 2.7 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 4.5 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

15

Dentists within 1km

3

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 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

121

Parks (1km)

25

Restaurants (800m)

15

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

9

Gyms (1km)

12

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Marian Bar (331 m)

Nearest supermarketCo-op Food · 659 m
3 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)

554m

Post office

Nearby shops

best-one191 m
Best Price News234 m
POP Bakery342 m
Hilton Food & Wine377 m

Nearby cafes

Nile Cafe232 m
Coffeeholic323 m
Aya Cafe359 m
Coffee Station414 m

Nearby restaurants

Falafel365 m
Sam's Chicken370 m
Mr Fish394 m
Ali Baba408 m

Nearby pubs

Marian Bar331 m
The Alice House411 m
The Prince of Wales416 m
The Salusbury513 m

Nearby gyms

NXT Phase218 m
St. Augustine's Sports Centre423 m
Absolutely543 m
ClubNorth Gymnastics556 m

Nearby pharmacies

Browns Chemist636 m
Medicare Pharmacy861 m
Pitchkins & Currans899 m
Prince Chemist965 m

Nearby health

Pearl Dental Practice442 m
Shirland Road Medical Centre527 m
W9 Dental Health597 m
The Dental Design Studio706 m
Food hygiene (5-star)66% of 108

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

64

Investment score

Good

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 score21/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

High

Market activity

35d

Est. days to sell

75/100

Velocity score

Future outlook

57.7

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,030m
Crossrail 2 route4,615m

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%
Price vs London-15.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
13
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
3
Local approval rate
92%
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)
57
Largest scheme
236 homes · Gloucester House and Durham Court, Gloucester House and Durham Court, Kilburn Park Road, London, NW6 5XE
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
Cambridge Court, , Ely Court, Wells Court, Cambridge Court, , Ely Court, Wells Court, Cambridge Avenue, Chichester Road, NW6 5QR144 homes
completed
British Legion Hall, British Legion Hall, Albert Road, Salusbury Road, NW6 5DT144 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 (£440,000)

£9,500

Standard buyer

£750

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 5HD

Full postcodeNW6 5HD
Postcode districtNW6
BoroughLondon Borough of Brent
WardKilburn
Latitude51.533041
Longitude-0.199312
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