Brondesbury Park · Brent · Brent East constituency · 51.54417, -0.20991

NW6 7PL— Brondesbury Park, Brent

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

The practical family move

 

Schools 100%Safety 76/100Transport 53/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
61
Safety
76
Schools
60
Transport
53
Environment
60
Investment
43

The bottom line

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

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Location

NW6 7PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+8.1% vs London avg
vs London crime+48.0% vs London avg

Deep-dive guides for NW6 7PL

🛡️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 7PL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

North West London Jewish Day School

Not yet inspected · 1 min walk

KS2: 109.7

—

Secondary

Queens Park Community School

Not yet inspected · Inspected Jan 2025 · 9 min walk

P8: +0.09A8: 49.9

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

96.2 incidents per 1,000 residents

Higher crime than 72% of London
→ Stable

+25% vs borough

Crime by type

Other33%
Anti-social behaviour20%
Violence & sexual offences19%
Vehicle crime9%
Theft6%
Robbery5%
Drug offences5%
Burglary4%

Road safety

97

Road safety score

3

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 1.4km

Crime is +48% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£6,355/m²
Price per ft²£590/ft²
Avg floor area61.6 m²

EPC breakdown

C
13%
D
4%
E
6%

Based on 23 properties · Confidence: medium

Street mix

Flat 92%Other 8%

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£154,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,735
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.9%

Total change

+644%

Market Activity

Price Velocity & Acceleration

Current Velocity

+47.5%

per year

Acceleration

+34.58

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 41 sales

Property Type Mix

Total: 41 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£61k£100k+64.9%2.2
Post-dot-com plateau2002–2004£162k£280k+72.8%1.7
Pre-crash peak2006–2006£185k£185k+0%3
GFC & correction2009–2012£263k£243k-7.6%1.5
Help-to-Buy recovery2013–2015£268k£260k-3%2.7
Brexit uncertainty2018–2019£400k£350k-12.5%1
Pandemic surge2020–2021£375k£270k-28%1
Current market2024–2025£305k£450k+47.5%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Flat/maisonette+0.4% α
Local
6.9%
District
6.5%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Kilburn Underground StationJubilee line
5.9 min walk
Brondesbury Park

Nearby stations

Brondesbury Park Rail StationMildmay
5 min walk
Brondesbury ParkNational Rail
5 min walk
Kilburn Underground StationJubilee
6 min walk
Brondesbury Rail StationMildmay
7 min walk
Willesden Green Underground StationJubilee · Metropolitan
12 min walk
No bus stops within 400m

26

Walkability score

32

Footpaths (500m)

0

Santander docks (800m)

1.5 km

Nearest cycle dock

Central London commute times

London Bridge ★34 min
Victoria37 min ↓
Waterloo37 min ↓
Canary Wharf44 min ↓
City41 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

25

Car parks (800m)

0

EV chargers (800m)

Nearest car park93m
Santander docks (800m)0
Nearest cycle dock1.5 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.1 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 61%
Less green space than 93% of London

Nearest SSSI: Brent Reservoir SSSI — 4.0 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

MAPESBURY MEDICAL GROUP

WINDMILL MEDICAL PRACTICE, 65 SHOOT UP HILL, NW2 3PS

10 min walk

90%

Recommend GP

90%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 2.5 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

3

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Kilburn Arms (510 m)

Nearest supermarketPlanet Organic · 754 m
6 tennis courts3 sports halls

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)

953m

Post office

Nearby shops

The Corner Shop448 m
Kilburn Food Market746 m
Super Choice778 m
International Food Centre931 m

Nearby cafes

Peppermint450 m
Costa501 m
Wok Box509 m
Opa! Greek Bakery & Patisserie514 m

Nearby restaurants

Musthafa Kitchen436 m
Awa Kitchen445 m
Woodoven Pizza516 m
Peri Peri Original540 m

Nearby pubs

The Kilburn Arms510 m
North London Tavern532 m
Wingmans572 m
Brondes Age578 m

Nearby gyms

Brondesbury Bowls Club312 m
Christ Church Primary School Sportsgrounds508 m
Fitness First840 m
The Maqam Centre860 m

Nearby pharmacies

Green Light Pharmacy941 m
Lever Medical Centre1.1 km

Nearby health

Mapesbury Medical Group819 m
Zental Dental Cricklewood1.0 km
Food hygiene (5-star)71% of 42

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

E

High street health

Registered businesses

CAPMBELL ESTATES LIMITED
ORENZA SOLUTIONS LIMITED

Investment

Investment grade, yield and market outlook

43

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 score14/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

49.1

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,322m
Crossrail 2 route5,626m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,854 nationally

1,591

Est. population

10,735/km²

59%

Employed

52%

Degree educated

£45,400

Median income

7.6%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

33

Community stability

Age profile

16%
30%
23%
17%
14%
Under 1816%
18–3430%
35–4923%
50–6417%
65+14%

Tenure

15%
35%
39%
Own outright10%
Own (mortgage)15%
Private rent35%
Social rent39%
Shared ownership1%
Rent free0%

Ethnicity

26%
27%
16%
White British26%
White Other27%
Asian10%
Black16%
Mixed10%
Other11%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine16%
No car household62%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Social rent39%
Private rent35%

vs. London

Income vs London+8.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Planning apps (12 months)
1
Planning apps (3 years)
1
Local approval rate
100%
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)
34
Largest scheme
74 homes · 5 Ex Manor School, 5 Ex Manor School, The Avenue, NW6 7YG
Pipeline pressure
NONE

Named schemes (500m)

5 Ex Manor School, 5 Ex Manor School, The Avenue, NW6 7YG74 homes
completed
WOODLANDS HOUSE (1-32), WOODLANDS HOUSE (1-32), CHRISTCHURCH AVENUE, NW638 homes
completed
24-51 INC, John Barker Court, 12-14, 24-51 INC, John Barker Court, 12-14, Brondesbury Park, Kilburn, NW6 7BW33 homes
completed
52, 52, CHRISTCHURCH AVENUE, NW6 7BH32 homes
completed
9-11, 9-11, THE AVENUE, NW6 7YG23 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 7PL

Full postcodeNW6 7PL
Postcode districtNW6
BoroughLondon Borough of Brent
WardBrondesbury Park
Latitude51.544165
Longitude-0.209905
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