Kilburn · Brent · Queen's Park and Maida Vale constituency · 51.52885, -0.19705

NW6 5PP— Kilburn, Brent

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

The family fortress

 

Schools 92%Safety 76/100Transport 46/100Low yield 3.07%⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
68
Safety
76
Schools
100
Transport
46
Environment
76
Investment
51

The bottom line

NW6 5PP 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 5PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-17.4% vs London avg
vs London crime-15.0% vs London avg

Deep-dive guides for NW6 5PP

🛡️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🌳 Good Parks🔒 Very Safe🍕 Buzzing

“The family fortress”

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How NW6 5PP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Essendine Primary School

Not yet inspected · 2 min walk

KS2: 108.4

★★★

Secondary

Paddington Academy

Outstanding · Inspected Mar 2023 · 6 min walk

P8: +0.84A8: 57.5

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 · 6 min walk

14 primaries · 4 secondaries · 3 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

55.4 incidents per 1,000 residents

Better than 58% of London
↑ Rising 1125.0%

-28% vs borough

Crime by type

Anti-social behaviour31%
Other21%
Violence & sexual offences20%
Vehicle crime12%
Burglary7%
Drug offences5%
Robbery3%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 1.4km

Crime is 15% below London average

Property

Prices, sales volume and market trends

Avg floor area84.3 m²

EPC breakdown

B
17%
C
4%
D
3%

Based on 24 properties · Confidence: medium

Street mix

Terraced 60%Flat 10%Other 30%

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£210,750
Rebuild cost per m²£2,500/m²

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

Construction era2012 onwards
WallsCavity wall, as built, insulated (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

1995–2020 · CAGR

+8.2%

Total change

+611%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.2%

per year

Acceleration

-82.56

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £500k–£600k · 7 sales

Property Type Mix

Total: 7 sales

Terraced85.7%
Flat/maisonette14.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£83k£160k+92.8%1
Post-dot-com plateau2001–2001£200k£200k+0%1
GFC & correction2010–2010£375k£375k+0%1
Help-to-Buy recovery2015–2015£650k£650k+0%1
Pandemic surge2020–2020£590k£590k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Kilburn Park Underground StationBakerloo line
8.5 min walk
Queens Park (London)

Nearby stations

Kilburn Park Underground StationBakerloo
9 min walk
Queen's Park Underground StationBakerloo
10 min walk
Maida Vale Underground StationBakerloo
10 min walk
Queens Park (London) Rail StationLioness
10 min walk
Queens Park (London)National Rail
10 min walk
No bus stops within 400m

51

Walkability score

114

Footpaths (500m)

3

Santander docks (800m)

0.4 km

Nearest cycle dock

Central London commute times

London Bridge41 min ↑
Victoria ★40 min
Waterloo41 min ↑
Canary Wharf51 min ↑
City45 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

37

Car parks (800m)

14

EV chargers (800m)

Nearest car park190m
Santander docks (800m)3
Nearest cycle dock0.4 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

47%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed288 Mbps
Median download285 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: 2.4 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 61%
More green space than 79% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 4.9 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

6 min walk

72%

Recommend GP

72%

Overall GP experience

9

GPs within 1km

5

Dentists within 1km

6

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 1.6 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

132

Parks (1km)

31

Restaurants (800m)

26

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

5

Gyms (1km)

29

Sports (1km)

0

Convenience

Nearest supermarketMilad Supermarket · 845 m
20 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

998m

Post office

Nearby shops

Rose Food& Wine296 m
Elgin Food and Wine343 m
Hamish 2478 m
Bon Appetit489 m

Nearby cafes

Saj & Juice44 m
Lisi100 m
The Little Coffee Tree111 m
Blakes119 m

Nearby restaurants

Mayflower32 m
The Cedar34 m
Lanzhou53 m
Flamino83 m

Nearby pubs

Marian Bar253 m
Caramel293 m
Carlton Tavern525 m
The Frankfort Arms584 m

Nearby gyms

Burn LDN454 m
Paddington Recreation Ground Fitness Suite500 m
Paddington Sports Club574 m
St. Augustine's Sports Centre591 m

Nearby pharmacies

Browns Chemist145 m
Pitchkins & Currans429 m
Prince Chemist589 m
Medicare Pharmacy642 m

Nearby health

W9 Dental Health135 m
Shirland Dental Practise219 m
Shirland Dental Practice397 m
Shirland Road Medical Centre460 m
Food hygiene (5-star)49% of 129

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
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

57 SR LIMITED
ENZO’S TUITION LTD

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 score26/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

35.2

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,662m
Crossrail 2 route4,367m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,415 nationally

1,768

Est. population

30,000/km²

62%

Employed

46%

Degree educated

£34,700

Median income

7.8%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

33

Community stability

Age profile

24%
27%
23%
17%
Under 1825%
18–3427%
35–4923%
50–6417%
65+8%

Tenure

29%
50%
Own outright8%
Own (mortgage)11%
Private rent30%
Social rent50%
Shared ownership2%
Rent free0%

Ethnicity

14%
21%
33%
13%
White British14%
White Other21%
Asian13%
Black33%
Mixed7%
Other13%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine20%
No car household64%
Unemployed7%
No qualifications18%

Housing tenure (Census 2021)

Social rent50%
Private rent30%

vs. London

Income vs London-17.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
20
Live planning apps (800m)
16
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
26
Planning apps (3 years)
19
Local approval rate
73%
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)
46
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)

Bronte House & Fielding House, Bronte House & Fielding House, Cambridge Road, Kilburn Park Road, NW6 5GB229 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
FORMER NORTH-WEST LONDON COLLEGE SITE, FORMER NORTH-WEST LONDON COLLEGE SITE, CARLTON VALE, NW6 5EQ100 homes
completed
Argo Business Centre,, Argo Business Centre,, Kilburn Park Road, London, NW6 5LF93 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 5PP

Full postcodeNW6 5PP
Postcode districtNW6
BoroughLondon Borough of Brent
WardKilburn
Latitude51.528852
Longitude-0.197055
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
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