Brondesbury Park · Brent · Brent East constituency · 51.54359, -0.20686

NW6 7XP— Brondesbury Park, Brent

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

The practical family move

 

Schools 100%Safety 76/100Transport 53/100Yield 3.66%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
68
Safety
76
Schools
90
Transport
53
Environment
70
Investment
48

The bottom line

NW6 7XP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £525,000 median — strong value for Families who can accept its trade-offs.

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

NW6 7XP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price+1.0% vs London avg
vs London income+8.1% vs London avg
vs London crime+49.0% vs London avg

Deep-dive guides for NW6 7XP

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“The practical family move”

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How NW6 7XP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Christ Church CofE Primary School

Good · Inspected Apr 2024 · 4 min walk

KS2: 109.9

—

Secondary

Queens Park Community School

Not yet inspected · Inspected Jan 2025 · 11 min walk

P8: +0.09A8: 49.9

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 · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

96.6 incidents per 1,000 residents

Higher crime than 73% of London
→ Stable

+25% vs borough

Crime by type

Other24%
Violence & sexual offences21%
Anti-social behaviour20%
Burglary13%
Vehicle crime8%
Drug offences8%
Theft4%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 1.3km

Crime is +49% above London average

Property

2 Jul

Prices, sales volume and market trends

£525,000

Median sale price

Above London median by 1%

£525,000 is 1% above the London median (£520,000)

0.0%

This year

Flat

Dominant type

Price history

5-year change
-18.6%
Sales (24 months)9
New build0.0%
Avg flat£525,000
Price per m²£7,353/m²
Price per ft²£683/ft²
Avg floor area61 m²

EPC breakdown

C
38%
D
39%
E
3%

Based on 80 properties · Confidence: high

Street mix

Semi 6%Terraced 1%Detached 1%Flat 89%Other 3%

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

Stamp duty

Standard buyer£13,750
First-time buyerFTB
£5,000
Additional propertyBTL/2nd
£29,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

11.6×

Price-to-income

£2,626/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£152,500
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)
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

1995–2025 · CAGR

+6.9%

Total change

+633%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.3%

per year

Acceleration

+6.25

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £400k–£450k · 114 sales

Property Type Mix

Total: 114 sales

Detached0.9%
Semi-detached6.1%
Terraced0.9%
Flat/maisonette92.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£72k£163k+127.7%5
Post-dot-com plateau2001–2004£195k£196k+0.6%4
Pre-crash peak2005–2007£268k£303k+13.1%4
GFC & correction2008–2012£354k£390k+10.3%3.6
Help-to-Buy recovery2013–2016£500k£553k+10.6%3.5
Brexit uncertainty2017–2019£794k£550k-30.7%1.5
Pandemic surge2020–2021£555k£645k+16.2%2.5
Rate-rise correction2022–2022£640k£640k+0%4
Current market2024–2025£560k£525k-6.2%6

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

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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 min walk
Brondesbury Park

Nearby stations

Brondesbury Rail StationMildmay
5 min walk
Brondesbury Park Rail StationMildmay
5 min walk
Brondesbury ParkNational Rail
5 min walk
Kilburn Underground StationJubilee
5 min walk
Queen's Park Underground StationBakerloo
13 min walk
No bus stops within 400m

37

Walkability score

61

Footpaths (500m)

0

Santander docks (800m)

1.4 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

27

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)8
Nearest car park189m
Santander docks (800m)0
Nearest cycle dock1.4 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

84%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed435 Mbps
Median download421 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: 3.9 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 43%
Less green space than 77% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.9 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

BRONDESBURY MEDICAL CENTRE

279 KILBURN HIGH ROAD, NW6 7JQ

6 min walk

83%

Recommend GP

83%

Overall GP experience

4

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 2.5 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

58

Parks (1km)

31

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

9

Sports (1km)

1

Convenience

Nearest supermarketPlanet Organic · 657 m
2 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

847m

Post office

Nearby shops

The Corner Shop271 m
Kilburn Food Market526 m
Super Choice559 m
Laven Fruit Stall799 m

Nearby cafes

Peppermint402 m
Giggling Angel406 m
Piccolo406 m
Kilburn Social Club & Shisha407 m

Nearby restaurants

Musthafa Kitchen259 m
Chicken Cottage373 m
Peri Peri Original373 m
Woodoven Pizza380 m

Nearby pubs

The Kilburn Arms335 m
North London Tavern370 m
Wingmans405 m
Brondes Age405 m

Nearby gyms

Christ Church Primary School Sportsgrounds316 m
Brondesbury Bowls Club437 m
Fitness First737 m
Absolutely742 m

Nearby pharmacies

Green Light Pharmacy1.0 km

Nearby health

Mapesbury Medical Group901 m
Pearl Dental Practice1.2 km
Food hygiene (5-star)59% of 110

Business

Local businesses registered here

Active businesses
21
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

22 CAVENDISH ROAD LIMITED
34 CAVENDISH ROAD LIMITED
36 CAVENDISH ROAD FREEHOLD COMPANY LIMITED
58 CAVENDISH ROAD LIMITED
60 CAVENDISH ROAD LIMITED

+15 more

Investment

Investment grade, yield and market outlook

48

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score15/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months4

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

49.8

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,113m
Crossrail 2 route5,406m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,525 nationally

1,771

Est. population

15,686/km²

66%

Employed

57%

Degree educated

£45,400

Median income

5.3%

Claimant rate

Inner cityVery high densityYoung professionals

27

Community stability

Age profile

16%
33%
26%
17%
Under 1816%
18–3433%
35–4927%
50–6417%
65+8%

Tenure

15%
52%
20%
Own outright12%
Own (mortgage)15%
Private rent52%
Social rent20%
Shared ownership1%
Rent free0%

Ethnicity

33%
26%
White British33%
White Other26%
Asian10%
Black12%
Mixed7%
Other13%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine14%
No car household63%
Unemployed7%
No qualifications16%

Housing tenure (Census 2021)

Private rent52%
Social rent20%

vs. London

Income vs London+8.1%
Price vs London+1.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
4
Planning apps (12 months)
1
Planning apps (3 years)
8
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)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
48
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
52, 52, CHRISTCHURCH AVENUE, NW6 7BH32 homes
completed
TELEPHONE HOUSE, 1-15, TELEPHONE HOUSE, 1-15, SHOOT UP HILL, NW2 3BA31 homes
completed
HOOPER & CO COACH BUILDERS, HOOPER & CO COACH BUILDERS, KIMBERLEY ROAD, NW6 7SG29 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£525,000)

£13,750

Standard buyer

£5,000

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for NW6 7XP

Full postcodeNW6 7XP
Postcode districtNW6
BoroughLondon Borough of Brent
WardBrondesbury Park
Latitude51.543588
Longitude-0.206856
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