Kingsbury · Brent · Brent East constituency · 51.58487, -0.26085

NW9 0AE— Kingsbury, Brent

Location and area intelligence for NW9 0AE, Kingsbury, Brent

The family fortress

 

Schools 100%Safety 87/100Transport 19/100Yield 4.74%

Best for: Families, Owner-occupiers

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

Liveability
57
Safety
87
Schools
90
Transport
19
Environment
68
Investment
60

The bottom line

NW9 0AE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 54 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

NW9 0AE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-2.4% vs London avg
vs London crime-54.0% vs London avg

Deep-dive guides for NW9 0AE

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How NW9 0AE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Oliver Goldsmith Primary School

Good · Inspected Nov 2023 · 4 min walk

KS2: 106.2

—

Secondary

Kingsbury High School

Not yet inspected · 14 min walk

P8: +0.36A8: 48.7

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 56 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

29.9 incidents per 1,000 residents

Better than 79% of London
→ Stable

-61% vs borough

Crime by type

Anti-social behaviour45%
Violence & sexual offences17%
Other13%
Vehicle crime13%
Burglary11%
Drug offences2%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hendon Fire Station · 2.3km

Crime is 54% below London average

Property

Prices, sales volume and market trends

Avg floor area70.7 m²

EPC breakdown

C
7%
D
2%

Based on 9 properties · Confidence: low

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 yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£176,750
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, with internal insulation
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,952
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2010 · CAGR

+2.1%

Total change

+31%

Market Activity

Price Velocity & Acceleration

Current Velocity

-47.0%

per year

Acceleration

-175.87

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £75k–£100k · 4 sales

Property Type Mix

Total: 4 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£80k£87k+8.2%1
Post-dot-com plateau2003–2003£198k£198k+0%1
GFC & correction2010–2010£105k£105k+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

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Colindale Underground StationNorthern line
16.8 min walk
Hendon

Nearby stations

Kingsbury Underground StationJubilee
16 min walk
Colindale Underground StationNorthern
17 min walk
HendonNational Rail
20 min walk
Burnt Oak Underground StationNorthern
25 min walk
Queensbury Underground StationJubilee
26 min walk
No bus stops within 400m

9

Walkability score

9

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★54 min
Victoria57 min ↑
Waterloo56 min ↑
Canary Wharf64 min ↑
City61 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

30

Car parks (800m)

4

EV chargers (800m)

3

Fast chargers (800m)

Total spaces (800m)17
Nearest car park455m
Santander docks (800m)0
Nearest cycle dock5.4 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: 34.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 65% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.8 km away✗ Not Green Belt✗ Not AONB74% green spaceTree canopy: 46%
More green space than 99% of London

Nearest SSSI: Brent Reservoir SSSI — 1.8 km

Energy

Solar: 851 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: UNKNOWN LITHOLOGY

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 1

Landslide susceptibility: Low

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 yield850.6 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

WILLOW TREE FAMILY DOCTORS

343B STAG LANE, NW9 9AD

7 min walk

63%

Recommend GP

63%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 1.6 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Green Man (457 m)

No restaurants within 800m — nearest: Zams Peri Peri (687 m)

Nearest supermarketLoon Fung · 883 m
1 tennis courts1 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)

675m

Post office

Nearby shops

Costcutter689 m
La Bucovineni691 m
Royal Food & Wine693 m
Daily Delights London Mini Market699 m

Nearby cafes

Costa683 m
Bizim Charcoal700 m
Home Store Cafe984 m

Nearby restaurants

Zams Peri Peri687 m
New Jersey Chicken690 m
Sambal Express696 m
Sam's Chicken706 m

Nearby pubs

The Green Man457 m
Erins Hope698 m
The Moon Under Water750 m
Chandos Arms1.0 km

Nearby gyms

Hurricane Room Colindale689 m
The Gym801 m
Silver Jubilee Park1.0 km

Nearby pharmacies

Alpha Pharmacy695 m
ProCare Pharmacy762 m
Asda1.0 km

Nearby health

Willow Tree Family Doctors629 m
Food hygiene (5-star)74% of 62

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

NETAMITY LTD

Investment

Investment grade, yield and market outlook

60

Investment score

Good

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
4.7% (good)London avg: 3.8%Strong yield — top 23% of London
Gentrification score14/100
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

23.3

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,911m
Crossrail 2 route10,884m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,186 nationally

1,570

Est. population

11,796/km²

62%

Employed

38%

Degree educated

£41,000

Median income

5.5%

Claimant rate

SuburbanHigh densityEstablished mixed

45

Community stability

Age profile

26%
22%
24%
17%
Under 1826%
18–3423%
35–4924%
50–6417%
65+11%

Tenure

30%
32%
32%
Own outright30%
Own (mortgage)32%
Private rent32%
Social rent5%
Shared ownership1%
Rent free0%

Ethnicity

15%
28%
34%
White British15%
White Other28%
Asian34%
Black10%
Mixed4%
Other8%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine18%
No car household22%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Private rent32%
Social rent5%

vs. London

Income vs London-2.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
6
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)
22
Largest scheme
40 homes · Roberts Court, Roberts Court, Stag Lane, NW9 9AD
Pipeline pressure
NONE

Named schemes (500m)

Albion House, 470, Albion House, 470, Church Lane, NW9 8UA17 homes
completed
244-254, 244-254, KINGSBURY ROAD, NW914 homes
completed
Garages, Hindhurst Court, Hay Lane & Car Park, Hartgrove Court, 19 Elmwood Crescent, London, NW9, 19 Elmwood Crescent Hindhurst Court8 homes
completed
Garages and laundry building at Mead Court, Garages and laundry building at Mead Court, Buck Lane, NW9 0XN4 homes
completed
9 Hayland Close, London, NW9 0LH, 92 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
28.4%
Election year
2022
MP
Dawn Butler (Labour)
MP majority
13,047
Constituency
Brent East

Councillors

Saqib Ilyas ButtLabour
Shama TatlerLabour

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Key facts for NW9 0AE

Full postcodeNW9 0AE
Postcode districtNW9
BoroughLondon Borough of Brent
WardKingsbury
Latitude51.584866
Longitude-0.260848
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