Kilburn · Brent · Queen's Park and Maida Vale constituency · 51.53588, -0.19384

NW6 5TE— Kilburn, Brent

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

The practical family move

 

Schools 100%Safety 58/100Transport 59/100Low yield 3.07%⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
66
Safety
58
Schools
90
Transport
59
Environment
75
Investment
56

The bottom line

NW6 5TE 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 5TE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for NW6 5TE

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌳 Good Parks🍕 Buzzing

“The practical family move”

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How NW6 5TE 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 · 3 min walk

KS2: 104.6

★★

Secondary

St Augustine's Federated Schools: CE High School

Good · Inspected Mar 2023 · 3 min walk

P8: +0.15A8: 49.4

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 6 min walk

12 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 1.8km

Crime is +154% above London average

Property

Prices, sales volume and market trends

Avg floor area78 m²

EPC breakdown

B
4%
C
14%
D
5%
E
1%

Based on 24 properties · Confidence: medium

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

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£195,000
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, filled cavity
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

1997–2023 · CAGR

+8.6%

Total change

+753%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.8%

per year

Acceleration

-26.93

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £400k–£450k · 19 sales

Property Type Mix

Total: 19 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£51k£55k+7.8%1.5
Post-dot-com plateau2004–2004£178k£178k+0%1
Pre-crash peak2006–2007£173k£243k+40.9%2
GFC & correction2008–2010£250k£247k-1.2%1
Help-to-Buy recovery2013–2016£275k£418k+51.8%1.3
Brexit uncertainty2017–2019£375k£315k-16%1
Pandemic surge2020–2020£415k£415k+0%1
Rate-rise correction2023–2023£435k£435k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.2% alpha

Flat/maisonette+2.2% α
Local
11.7%
District
9.5%

CAGR over 19yr 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
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 min walk
Kilburn High Road

Nearby stations

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

59

Walkability score

313

Footpaths (500m)

0

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)

2

EV chargers (800m)

Total spaces (800m)8
Nearest car park100m
Santander docks (800m)0
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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 14.0 µg/m³ · PM2.5: 7.0 µg/m³
Better than 96% of London
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.6 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 70%
More green space than 76% 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

8

GPs within 1km

11

Dentists within 1km

2

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 1.3 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

160

Parks (1km)

32

Restaurants (800m)

6

Cafes (800m)

5

Pubs (400m)

0

Pharmacies (800m)

8

Gyms (1km)

27

Sports (1km)

1

Convenience

Nearest supermarketMilad Supermarket · 337 m
16 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

5

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 1252 m
Queens Food & Wine346 m
Saffron Patisserie350 m
Laven Fruit Stall540 m

Nearby cafes

Costa188 m
Tim's Café and Restaurant469 m
Abi's474 m
Park Café592 m

Nearby restaurants

Roosters Piri Piri147 m
Chaiiwala149 m
The Pizza Club153 m
Flaming Wok Grill153 m

Nearby pubs

The Prince of Wales125 m
The Old Bell184 m
Kilburn Bridge187 m
The Studio236 m

Nearby gyms

Anytime Fitness149 m
énergie fitness183 m
Crossfit Evolving204 m
Bannatyne Health Club215 m

Nearby pharmacies

Hodgetts Chemist674 m
Vineyard Pharmacy845 m
Browns Chemist934 m

Nearby health

The Dental Design Studio321 m
Kilburn Dental Studio475 m
Abbey Road Dental673 m
Belsize Priory Health Centre726 m
Food hygiene (5-star)65% of 124

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

DOLANE LTD
KRONI LONDON CONSTRUCTION & LANDSCAPES LTD
SHE WINS DIGITAL SOCIETY LTD

Investment

Investment grade, yield and market outlook

56

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
3.1% (average)London avg: 3.8%Below average yield — bottom 61%
Gentrification score17/100
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

30.1

Price growth score

D
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,881m
Crossrail 2 route4,308m

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
No
Article 4 area
No
Listed buildings (800m)
30
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
11
Local approval rate
57%
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)
61
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 5TE

Full postcodeNW6 5TE
Postcode districtNW6
BoroughLondon Borough of Brent
WardKilburn
Latitude51.535880
Longitude-0.193836
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