Brondesbury Park · Brent · Brent East constituency · 51.54400, -0.21996

NW6 7AS— Brondesbury Park, Brent

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

Strong, well-rated schools nearby

 

Schools 100%Safety 84/100Transport 36/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
64
Safety
84
Schools
90
Transport
36
Environment
62
Investment
36

The bottom line

NW6 7AS offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW6 7AS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+9.8% vs London avg
vs London crime-37.0% vs London avg

Deep-dive guides for NW6 7AS

🛡️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 7AS 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 · 6 min walk

KS2: 106.0

—

Secondary

Queens Park Community School

Not yet inspected · Inspected Jan 2025 · 5 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 · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

40.7 incidents per 1,000 residents

Better than 70% of London
→ Stable

-47% vs borough

Crime by type

Other31%
Anti-social behaviour27%
Violence & sexual offences13%
Vehicle crime10%
Burglary7%
Drug offences5%
Theft4%
Robbery4%

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) · 1.2km

Crime is 37% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£4,318/m²
Price per ft²£401/ft²
Avg floor area156.9 m²

EPC breakdown

C
1%
D
7%
E
1%

Based on 9 properties · Confidence: low

Street mix

Semi 19%Detached 37%Flat 44%

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 yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£392,250
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,952
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+3.2%

Total change

+151%

Market Activity

Price Velocity & Acceleration

Current Velocity

+76.2%

per year

Acceleration

+154.89

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 27 sales

Property Type Mix

Total: 27 sales

Detached37%
Semi-detached18.5%
Flat/maisonette44.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£369k£895k+142.5%1.6
Post-dot-com plateau2001–2002£1.02m£190k-81.3%1.5
Pre-crash peak2005–2007£1.29m£2.10m+62.8%1
GFC & correction2008–2012£1.10m£1.33m+21.4%1.3
Help-to-Buy recovery2014–2016£390k£895k+129.5%1
Pandemic surge2021–2021£2.46m£2.46m+0%2
Current market2024–2025£525k£925k+76.2%2

Price Trajectory by Type

DetachedFlat/maisonette

Per-type alpha vs district

Best performer

Detached

+2.7% alpha

Weakest performer

Flat/maisonette

-0.4% alpha

Detached+2.7% α
Local
22.5%
District
19.8%
Flat/maisonette-0.4% α
Local
6%
District
6.4%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Willesden Green Underground StationJubilee line
7 min walk
Kensal Rise

Nearby stations

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

27

Walkability score

63

Footpaths (500m)

0

Santander docks (800m)

1.8 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

27

Car parks (800m)

4

EV chargers (800m)

Nearest car park173m
Santander docks (800m)0
Nearest cycle dock1.8 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 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: 4.6 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 19%
Below average green space

Nearest SSSI: Brent Reservoir SSSI — 3.6 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

5 min walk

90%

Recommend GP

90%

Overall GP experience

2

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 2.4 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

35

Parks (1km)

14

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

17

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Angie's III (513 m)

Nearest supermarketCo-op Food · 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)

1.1km

Post office

Nearby shops

Prewett Supermarket369 m
Sidmouth Xpress402 m
GAIL's Bakery Willesden Green516 m
Soul Food & Wine533 m

Nearby cafes

Cuore337 m
Desire Coffee & Bistro362 m
Xoxo496 m
Embresso550 m

Nearby restaurants

Ruhit's363 m
Istanbul Shish Grill496 m
The Best Broasted512 m
Lezziz Charcoal Grill512 m

Nearby pubs

Angie's III513 m
Beer + Burger529 m
Lula's667 m
The Rising Sun738 m

Nearby gyms

Nuffield Health Fitness & Wellbeing138 m
ZENW2478 m
Brondesbury Bowls Club762 m
The Maqam Centre766 m

Nearby pharmacies

Richard & Curtis376 m
Greenfield Pharmacy1.2 km
Dollmead Pharmacy1.2 km

Nearby health

Walm Lane Clinic673 m
Willesden Green Surgery1.1 km
Food hygiene (5-star)75% of 73

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Registered businesses

12 MILVERTON ROAD MANAGEMENT LIMITED

Investment

Investment grade, yield and market outlook

36

Investment score

Weak

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 score18/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months0

Rental market

Medium

Demand

Medium

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

45.4

Price growth score

C
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,891m
Crossrail 2 route6,287m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,787 nationally

2,066

Est. population

6,537/km²

60%

Employed

55%

Degree educated

£46,100

Median income

4.3%

Claimant rate

SuburbanMedium densityEstablished mixed

39

Community stability

Age profile

22%
25%
23%
19%
Under 1822%
18–3425%
35–4923%
50–6419%
65+11%

Tenure

20%
21%
32%
24%
Own outright20%
Own (mortgage)21%
Private rent32%
Social rent24%
Shared ownership2%
Rent free0%

Ethnicity

32%
21%
17%
13%
White British32%
White Other21%
Asian17%
Black11%
Mixed7%
Other13%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine14%
No car household47%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Private rent32%
Social rent24%

vs. London

Income vs London+9.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
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
0
Under construction
0
Completed (3yr)
45
Largest scheme
67 homes · THE HEATHFIELD CLUB, 111, THE HEATHFIELD CLUB, 111, BRONDESBURY PARK, NW2
Pipeline pressure
NONE

Named schemes (500m)

THE HEATHFIELD CLUB, 111, THE HEATHFIELD CLUB, 111, BRONDESBURY PARK, NW267 homes
completed
'PARKSIDE COURT', 59-61, 'PARKSIDE COURT', 59-61, BRONDESBURY PARK, WILLESDEN LANE (223), NW649 homes
completed
249, 249, Willesden Lane, Sidmouth Road, NW2 5JH38 homes
completed
RUTLAND PARK MANSIONS (1-42), RUTLAND PARK MANSIONS (1-42), RUTLAND PARK, WALM LANE, NW2 4RG36 homes
completed
PARKSIDE COURT, 223, PARKSIDE COURT, 223, WILLESDEN LANE, NW2 5RJ31 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 7AS

Full postcodeNW6 7AS
Postcode districtNW6
BoroughLondon Borough of Brent
WardBrondesbury Park
Latitude51.544003
Longitude-0.219963
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