Queensbury · Brent · Harrow East constituency · 51.59302, -0.26975

NW9 0ET— Queensbury, Brent

Location and area intelligence for NW9 0ET, Queensbury, Brent

The family fortress

 

Schools 100%Safety 82/100Transport 22/100Yield 4.74%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
55
Safety
82
Schools
60
Transport
22
Environment
57
Investment
59

The bottom line

NW9 0ET 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 victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

NW9 0ET

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+3.1% vs London avg
vs London crime-10.0% vs London avg

Deep-dive guides for NW9 0ET

🛡️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 0ET has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Roe Green Junior School

Not yet inspected · 5 min walk

KS2: 105.6

—

Secondary

Kingsbury High School

Not yet inspected · 6 min walk

P8: +0.36A8: 48.7

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 69 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

58.5 incidents per 1,000 residents

Better than 55% of London
→ Stable

-24% vs borough

Crime by type

Other28%
Burglary20%
Violence & sexual offences18%
Anti-social behaviour13%
Vehicle crime11%
Theft6%
Drug offences2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 2.3km

Crime is 10% below London average

Property

Prices, sales volume and market trends

Avg floor area63 m²

EPC breakdown

C
5%
D
3%
E
1%

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£157,500
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,386
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2022 · CAGR

+8.1%

Total change

+546%

Market Activity

Price Velocity & Acceleration

Current Velocity

+298.3%

per year

Acceleration

+236.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £600k–£700k · 3 sales

Property Type Mix

Total: 3 sales

Semi-detached33.3%
Terraced66.7%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£106k£106k+0%1
Post-dot-com plateau2001–2001£172k£172k+0%1
Rate-rise correction2022–2022£685k£685k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Burnt Oak Underground StationNorthern line
13.9 min walk
Mill Hill Broadway

Nearby stations

Kingsbury Underground StationJubilee
14 min walk
Queensbury Underground StationJubilee
14 min walk
Burnt Oak Underground StationNorthern
14 min walk
Colindale Underground StationNorthern
18 min walk
Edgware Underground StationNorthern
29 min walk
No bus stops within 400m

17

Walkability score

17

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge59 min ↑
Victoria ★54 min
Waterloo58 min ↑
Canary Wharf68 min ↑
City58 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

7

Car parks (800m)

2

EV chargers (800m)

Nearest car park497m
Santander docks (800m)0
Nearest cycle dock6.2 km

Nearby car parks

🅿️
Asda car park
497m

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: 10.8 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 16%
More green space than 91% of London

Nearest SSSI: Brent Reservoir SSSI — 2.9 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

KINGS EDGE MEDICAL CENTRE

132 STAG LANE, KINGSBURY, NW9 0QP

3 min walk

81%

Recommend GP

81%

Overall GP experience

6

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 891 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Green Man (1.1 km)

No restaurants within 800m — nearest: Alkis (619 m)

Nearest supermarketAldi · 540 m
2 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)

857m

Post office

Nearby shops

Corner 4 News & Booze618 m
Ocean Groceries952 m
Bijal Food Centre1.0 km

Nearby cafes

Costa959 m

Nearby restaurants

Alkis619 m
Nando's647 m
Bang Bang Oriental Food Hall679 m
American Fried Express763 m

Nearby pubs

The Green Man1.1 km

Nearby gyms

The Arch Climbing Wall: Arch North702 m

Nearby pharmacies

Asda660 m
Boots992 m

Nearby health

Willow Tree Family Doctors469 m
Care Dental808 m
Food hygiene (5-star)78% of 27

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

COLUMBUS ENGINEERING LTD
LAHORE SPICE LTD

Investment

Investment grade, yield and market outlook

59

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

25.6

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,976m
Crossrail 2 route11,918m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,483 nationally

1,625

Est. population

8,172/km²

61%

Employed

37%

Degree educated

£43,300

Median income

3.9%

Claimant rate

SuburbanHigh densityEstablished mixed

50

Community stability

Age profile

21%
26%
21%
17%
16%
Under 1821%
18–3426%
35–4921%
50–6417%
65+16%

Tenure

42%
28%
27%
Own outright42%
Own (mortgage)28%
Private rent27%
Social rent2%
Shared ownership1%

Ethnicity

25%
53%
White British10%
White Other25%
Asian53%
Black3%
Mixed3%
Other7%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine19%
No car household14%
Unemployed3%
No qualifications24%

Housing tenure (Census 2021)

Private rent27%
Social rent2%

vs. London

Income vs London+3.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Planning apps (3 years)
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)
15
Largest scheme
460 homes · Land at Junction of, Land at Junction of, Capitol Way, Edgware Road, NW9
Pipeline pressure
NONE

Named schemes (500m)

338 - 346, 338 - 346, Stag Lane, NW9 9AG6 homes
completed
43, 43, Fairway Avenue, London, NW9 0ET4 homes
completed
66 Holmstall Avenue, Edgware, HA8 5JJ, 662 homes
completed
90 & 90A Princes Avenue, London, NW9 9JD2 homes
completed
69 Tewkesbury Gardens, London, NW9 0QU, 692 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
16.7%
Election year
2022
MP
Bob Blackman (Conservative)
MP majority
11,680
Constituency
Harrow East

Councillors

Kanta MistryConservative
Jayanti PatelConservative
Sandra KabirLabour

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Key facts for NW9 0ET

Full postcodeNW9 0ET
Postcode districtNW9
BoroughLondon Borough of Brent
WardQueensbury
Latitude51.593019
Longitude-0.269747
Parliamentary constituencyHarrow 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