Brondesbury Park · Brent · Brent East constituency · 51.54503, -0.21438

NW6 7YS— Brondesbury Park, Brent

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

The practical family move

 

Schools 100%Safety 76/100Transport 46/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
58
Safety
76
Schools
60
Transport
46
Environment
61
Investment
43

The bottom line

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

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Location

NW6 7YS

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 7YS

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How NW6 7YS 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 · 3 min walk

KS2: 109.7

—

Secondary

Queens Park Community School

Not yet inspected · Inspected Jan 2025 · 7 min walk

P8: +0.09A8: 49.9

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 16 min walk

5 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

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 1.6km

Crime is +48% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£2,903/m²
Price per ft²£270/ft²
Avg floor area70.5 m²

EPC breakdown

C
7%
D
4%

Based on 11 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£176,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
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

1996–2025 · CAGR

+3.9%

Total change

+203%

Market Activity

Price Velocity & Acceleration

Current Velocity

-50.0%

per year

Acceleration

-138.24

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 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 boom1996–2000£66k£165k+150%1.4
Post-dot-com plateau2003–2004£210k£275k+31%1.5
Pre-crash peak2005–2006£250k£250k+0%2
GFC & correction2011–2011£250k£250k+0%1
Help-to-Buy recovery2013–2013£315k£315k+0%1
Brexit uncertainty2017–2019£213k£400k+88.2%1
Current market2025–2025£200k£200k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.7% alpha

Flat/maisonette+3.7% α
Local
15.9%
District
12.2%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

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 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Willesden Green Underground StationJubilee line
8.1 min walk
Brondesbury Park

Nearby stations

Brondesbury Park Rail StationMildmay
7 min walk
Brondesbury ParkNational Rail
7 min walk
Willesden Green Underground StationJubilee · Metropolitan
8 min walk
Kilburn Underground StationJubilee
9 min walk
Brondesbury Rail StationMildmay
10 min walk
No bus stops within 400m

11

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

1.7 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

28

Car parks (800m)

2

EV chargers (800m)

Nearest car park149m
Santander docks (800m)0
Nearest cycle dock1.7 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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 waterLOW
Low
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 AONB5% green spaceTree canopy: 34%
Below average green space

Nearest SSSI: Brent Reservoir SSSI — 3.7 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

WALM LANE SURGERY

114 WALM LANE, NW2 4RT

9 min walk

89%

Recommend GP

89%

Overall GP experience

6

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 2.5 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Beer + Burger (627 m)

No restaurants within 800m — nearest: Istanbul Shish Grill (647 m)

Nearest supermarketCo-op Food · 921 m
5 tennis courts1 swimming pools1 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)

1.2km

Post office

Nearby shops

Sainsbury's Local626 m
GAIL's Bakery Willesden Green634 m
Galaxy Newsagents653 m
The Co-operative Food673 m

Nearby cafes

Xoxo643 m
Embresso652 m
Peppermint666 m
Mineiro Village682 m

Nearby restaurants

Istanbul Shish Grill647 m
Big Bite652 m
Nest656 m
Awa Kitchen660 m

Nearby pubs

Beer + Burger627 m
Angie's III719 m
The Kilburn Arms810 m
The Windmill963 m

Nearby gyms

Brondesbury Bowls Club369 m
Nuffield Health Fitness & Wellbeing481 m
ZENW2718 m
Christ Church Primary School Sportsgrounds819 m

Nearby pharmacies

Richard & Curtis779 m
Green Light Pharmacy890 m
Lever Medical Centre992 m
Akhtar Health Store1.2 km

Nearby health

Walm Lane Clinic668 m
Mapesbury Medical Group798 m
Zental Dental Cricklewood951 m
Willesden Green Surgery983 m
Food hygiene (5-star)71% of 21

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
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

THINKING OUTSIDE THE FOX LTD
WILLESDEN LANE MANAGEMENT COMPANY 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 score12/100
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

33.4

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,633m
Crossrail 2 route5,952m

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)
1
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
74 homes · 5 Ex Manor School, 5 Ex Manor School, The Avenue, NW6 7YG
Pipeline pressure
NONE

Named schemes (500m)

'PARKSIDE COURT', 59-61, 'PARKSIDE COURT', 59-61, BRONDESBURY PARK, WILLESDEN LANE (223), NW649 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
PARKSIDE COURT, 223, PARKSIDE COURT, 223, WILLESDEN LANE, NW2 5RJ31 homes
completed
68A, 68A, CHATSWORTH ROAD, NW2 4DG18 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 7YS

Full postcodeNW6 7YS
Postcode districtNW6
BoroughLondon Borough of Brent
WardBrondesbury Park
Latitude51.545034
Longitude-0.214385
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