Brondesbury Park · Brent · Brent East constituency · 51.54190, -0.21917

NW6 7AD— Brondesbury Park, Brent

Location and area intelligence for NW6 7AD, Brondesbury Park, Brent

Strong, well-rated schools nearby

 

Schools 100%Safety 83/100Transport 33/100Low yield 3.07%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
60
Safety
83
Schools
90
Transport
33
Environment
63
Investment
44

The bottom line

NW6 7AD offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

NW6 7AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+9.8% vs London avg
vs London crime-16.0% vs London avg

Deep-dive guides for NW6 7AD

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How NW6 7AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Malorees Primary School

Good · Inspected Nov 2022 · 5 min walk

KS2: 106.0

—

Secondary

Queens Park Community School

Not yet inspected · Inspected Jan 2025 · 2 min walk

P8: +0.09A8: 49.9

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 10 min walk

6 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

54.4 incidents per 1,000 residents

Better than 59% of London
→ Stable

-30% vs borough

Crime by type

Anti-social behaviour23%
Other23%
Violence & sexual offences22%
Vehicle crime13%
Burglary7%
Drug offences4%
Theft3%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 1.3km

Crime is 16% below London average

Property

Prices, sales volume and market trends

Avg floor area255.8 m²

EPC breakdown

C
1%
D
2%
F
1%
G
1%

Based on 5 properties · Confidence: low

Street mix

Detached 63%Flat 38%

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 yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£639,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,386
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2021 · CAGR

+0.7%

Total change

+19%

Market Activity

Price Velocity & Acceleration

Current Velocity

-84.7%

per year

Acceleration

-108.68

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £450k–£500k · 8 sales

Property Type Mix

Total: 8 sales

Detached62.5%
Flat/maisonette37.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£400k£127k-68.2%1
Post-dot-com plateau2001–2002£880k£162k-81.6%1
Pre-crash peak2007–2007£2.10m£2.10m+0%1
GFC & correction2012–2012£2.50m£2.50m+0%1
Brexit uncertainty2019–2019£3.10m£3.10m+0%1
Pandemic surge2021–2021£475k£475k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Willesden Green Underground StationJubilee line
9.9 min walk
Kensal Rise

Nearby stations

Brondesbury Park Rail StationMildmay
8 min walk
Kensal Rise Rail StationMildmay
10 min walk
Kensal RiseNational Rail
10 min walk
Willesden Green Underground StationJubilee · Metropolitan
10 min walk
Kilburn Underground StationJubilee
15 min walk
No bus stops within 400m

24

Walkability score

35

Footpaths (500m)

0

Santander docks (800m)

1.6 km

Nearest cycle dock

Central London commute times

London Bridge ★43 min
Victoria46 min ↑
Waterloo46 min ↑
Canary Wharf53 min ↑
City50 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)

2

EV chargers (800m)

Nearest car park131m
Santander docks (800m)0
Nearest cycle dock1.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

62%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed346 Mbps
Median download356 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: 22.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.4 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 22%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 3.8 km

Energy

Solar: 855 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 3

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 yield855.0 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

STAVERTON SURGERY

51 STAVERTON ROAD, NW2 5HA

7 min walk

90%

Recommend GP

90%

Overall GP experience

2

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 2.2 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

46

Parks (1km)

2

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

17

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Angie's III (748 m)

Nearest supermarketTesco Express · 1.2 km
9 tennis courts2 swimming pools

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)

844m

Post office

Nearby shops

Prewett Supermarket412 m
Sidmouth Xpress435 m
Soul Food & Wine495 m
GAIL's Bakery Willesden Green757 m

Nearby cafes

Cuore390 m
Desire Coffee & Bistro406 m
An Other Cup534 m
Xoxo736 m

Nearby restaurants

Ruhit's407 m
Istanbul Shish Grill736 m
Awa Kitchen742 m
Lezziz Charcoal Grill748 m

Nearby pubs

Angie's III748 m
Beer + Burger769 m
Maggie's Bar787 m
Lula's861 m

Nearby gyms

Nuffield Health Fitness & Wellbeing368 m
The Maqam Centre527 m
ZENW2707 m
Willesden Sports Centre752 m

Nearby pharmacies

Richard & Curtis416 m
Greenfield Pharmacy951 m
Dollmead Pharmacy972 m

Nearby health

Walm Lane Clinic907 m
Kensal Rise Dental Practise990 m
Food hygiene (5-star)79% of 34

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
0
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

ACROSS THE BORDER (ATB) LTD
SC96 LTD
WHOLEHEAL LTD

Investment

Investment grade, yield and market outlook

44

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 score17/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

27.9

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,719m
Crossrail 2 route6,172m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,355 nationally

1,728

Est. population

7,505/km²

59%

Employed

49%

Degree educated

£46,100

Median income

5.1%

Claimant rate

SuburbanHigh densityEstablished mixed

43

Community stability

Age profile

21%
22%
20%
19%
18%
Under 1822%
18–3422%
35–4920%
50–6419%
65+18%

Tenure

21%
27%
29%
23%
Own outright21%
Own (mortgage)27%
Private rent29%
Social rent23%
Shared ownership0%
Rent free0%

Ethnicity

26%
22%
20%
14%
White British26%
White Other22%
Asian20%
Black12%
Mixed7%
Other14%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine16%
No car household43%
Unemployed7%
No qualifications14%

Housing tenure (Census 2021)

Private rent29%
Social rent23%

vs. London

Income vs London+9.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
44
Largest scheme
67 homes · THE HEATHFIELD CLUB, 111, THE HEATHFIELD CLUB, 111, BRONDESBURY PARK, NW2
Pipeline pressure
NONE

Named schemes (500m)

'PARKSIDE COURT', 59-61, 'PARKSIDE COURT', 59-61, BRONDESBURY PARK, WILLESDEN LANE (223), NW649 homes
completed
1 Respite Unit For M H Children, 1 Respite Unit For M H Children, Clement Close, NW6 7AL12 homes
completed
16-26, 16-26, OKEHAMPTON ROAD, NW1012 homes
completed
27, 27, Aylestone Avenue, London,, NW6 7AE8 homes
completed
48, 48, Brondesbury Park, NW6 7AT7 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
29.4%
Election year
2022
MP
Dawn Butler (Labour)
MP majority
13,047
Constituency
Brent East

Councillors

Erica GbajumoLabour
Ryan Aaron HackLabour

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Key facts for NW6 7AD

Full postcodeNW6 7AD
Postcode districtNW6
BoroughLondon Borough of Brent
WardBrondesbury Park
Latitude51.541896
Longitude-0.219166
Parliamentary constituencyBrent East
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