Kilburn · Brent · Queen's Park and Maida Vale constituency · 51.53525, -0.19246

NW6 5SL— Kilburn, Brent

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

The practical family move

 

Schools 100%Safety 58/100Transport 59/100~3% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Strong, well-rated schools set this area apart

Liveability
64
Safety
58
Schools
90
Transport
59
Environment
76
Investment
45

The bottom line

NW6 5SL offers exceptional schools (100% Good/Outstanding), fast broadband and a green environment — 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 5SL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for NW6 5SL

🛡️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 5SL 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 · 1 min walk

KS2: 104.6

★★

Secondary

St Augustine's Federated Schools: CE High School

Good · Inspected Mar 2023 · 1 min walk

P8: +0.15A8: 49.4

100% of local schools rated Good or Outstanding · based on 22 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

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

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

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

NW6 district median

£625,000

Based on 565 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£8,741/m²
Price per ft²£812/ft²
Avg floor area70.5 m²

EPC breakdown

B
3%
C
25%
D
36%
E
2%

Based on 66 properties · Confidence: high

Street mix

Semi 8%Terraced 7%Flat 83%Other 1%

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 yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£176,250
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

1996–2025 · CAGR

+7.3%

Total change

+661%

Market Activity

Price Velocity & Acceleration

Current Velocity

-37.0%

per year

Acceleration

-126.12

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £100k–£125k · 82 sales

Property Type Mix

Total: 82 sales

Semi-detached8.5%
Terraced7.3%
Flat/maisonette84.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£78k£175k+125.8%5
Post-dot-com plateau2001–2004£64k£229k+257%2.5
Pre-crash peak2005–2007£215k£315k+46.4%2
GFC & correction2008–2012£366k£407k+11.1%1.5
Help-to-Buy recovery2013–2016£309k£553k+78.8%3.8
Brexit uncertainty2017–2019£580k£557k-4.1%1
Pandemic surge2020–2021£550k£618k+12.3%3.5
Rate-rise correction2022–2023£230k£495k+115.2%2.5
Current market2024–2025£936k£590k-37%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.1% alpha

Weakest performer

Terraced

-23% alpha

Flat/maisonette+1.1% α
Local
7.4%
District
6.3%
Terraced-23% α
Local
3%
District
26%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing8
Trend Position75

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
1.2 min walk
Kilburn High Road

Nearby stations

Kilburn Park Underground StationBakerloo
2 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
11 min walk
No bus stops within 400m

65

Walkability score

278

Footpaths (500m)

1

Santander docks (800m)

0.7 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

28

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)8
Nearest car park142m
Santander docks (800m)1
Nearest cycle dock0.7 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: 2.5 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 70%
More green space than 79% 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

11

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 1.2 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

144

Parks (1km)

28

Restaurants (800m)

5

Cafes (800m)

7

Pubs (400m)

0

Pharmacies (800m)

8

Gyms (1km)

28

Sports (1km)

3

Convenience

Nearest supermarketMilad Supermarket · 224 m
17 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

7

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

716m

Post office

Nearby shops

Day 1148 m
Queens Food & Wine232 m
Saffron Patisserie236 m
Sainsbury's Local606 m

Nearby cafes

Costa260 m
Park Café495 m
Tim's Café and Restaurant561 m
Abi's577 m

Nearby restaurants

Curry House126 m
Flaming Wok Grill129 m
Chaiiwala145 m
Kish156 m

Nearby pubs

The Prince of Wales119 m
The Studio148 m
Queens Arms168 m
The Old Bell203 m

Nearby gyms

Anytime Fitness137 m
Bannatyne Health Club160 m
St. Augustine's Sports Centre190 m
énergie fitness195 m

Nearby pharmacies

Hodgetts Chemist611 m
Vineyard Pharmacy730 m
Browns Chemist888 m

Nearby health

The Dental Design Studio208 m
Kilburn Dental Studio574 m
Abbey Road Dental611 m
Belsize Priory Health Centre715 m
Food hygiene (5-star)62% of 114

Business

Local businesses registered here

Active businesses
16
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
14
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

12 OXFORD ROAD MANAGEMENT LIMITED
24 OXFORD ROAD MANAGEMENT COMPANY LIMITED
ANDREW CHARLES CONSULTING LIMITED
ASHABISKINCARE LIMITED
ASSURED CONSTRUCTION SERVICES LTD

+11 more

Investment

Investment grade, yield and market outlook

45

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 score16/100
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

43.8

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,763m
Crossrail 2 route4,201m

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%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
55
Live planning apps (800m)
20
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
16
Local approval rate
53%
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

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Key facts for NW6 5SL

Full postcodeNW6 5SL
Postcode districtNW6
BoroughLondon Borough of Brent
WardKilburn
Latitude51.535247
Longitude-0.192462
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