Kingsbury · Brent · Brent East constituency · 51.59133, -0.25849

NW9 0FA— Kingsbury, Brent

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

The family fortress

 

Schools 100%Safety 83/100Transport 31/100Yield 5.49%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
59
Safety
83
Schools
90
Transport
31
Environment
54
Investment
52

The bottom line

NW9 0FA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £350,000 median — strong value for Families who can accept its trade-offs.

The catches: 49 min to victoria — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW9 0FA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-32.7% vs London avg
vs London income-2.4% vs London avg
vs London crime-21.0% vs London avg

Deep-dive guides for NW9 0FA

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

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“The family fortress”

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How NW9 0FA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Beis Yaakov Primary School

Not yet inspected · 1 min walk

KS2: 104.8

★★

Secondary

Saracens High School

Good · Inspected May 2022 · 16 min walk

P8: +0.42A8: 55.2

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 64 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

51.2 incidents per 1,000 residents

Better than 62% of London
→ Stable

-34% vs borough

Crime by type

Other33%
Violence & sexual offences24%
Vehicle crime11%
Anti-social behaviour8%
Burglary8%
Robbery7%
Theft5%
Drug offences4%

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Mill Hill Fire Stn · 2.8km

Crime is 21% below London average

Property

2 Jul

Prices, sales volume and market trends

£350,000

Median sale price

Bottom 25% — 33% below London median

£350,000 is 33% below the London median (£520,000)

+6.8%

This year

Flat

Dominant type

Price history

5-year change
-12.8%
Sales (24 months)9
New build0.0%
Avg flat£350,000
Price per m²£4,916/m²
Price per ft²£457/ft²
Avg floor area71.2 m²

EPC breakdown

B
53%

Based on 53 properties · Confidence: high

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

Stamp duty

Standard buyer£5,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£15,500

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

8.5×

Price-to-income

£1,751/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£178,000
Rebuild cost per m²£2,500/m²

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

Construction era2015
WallsAverage thermal transmittance 0.18 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,952
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2018–2026 · CAGR

+-1.2%

Total change

-9%

Market Activity

Price Velocity & Acceleration

Current Velocity

+31.2%

per year

Acceleration

+60.58

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £300k–£350k · 70 sales

Property Type Mix

Total: 70 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2018–2019£450k£330k-26.7%27
Pandemic surge2020–2020£470k£470k+0%1
Rate-rise correction2022–2023£518k£453k-12.6%2
Current market2024–2026£443k£410k-7.3%3.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-4.7% alpha

Flat/maisonette-4.7% α
Local
-5.1%
District
-0.4%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

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
8.9 min walk
Hendon

Nearby stations

Colindale Underground StationNorthern
9 min walk
Burnt Oak Underground StationNorthern
17 min walk
Kingsbury Underground StationJubilee
20 min walk
HendonNational Rail
23 min walk
Queensbury Underground StationJubilee
24 min walk
No bus stops within 400m

45

Walkability score

67

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge56 min ↑
Victoria ★49 min
Waterloo51 min ↑
Canary Wharf61 min ↑
City53 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)

5

EV chargers (800m)

3

Fast chargers (800m)

Nearest car park58m
Santander docks (800m)0
Nearest cycle dock5.8 km

Nearby car parks

🅿️
Asda car park
378m

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: 10.2 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 10%
More green space than 82% of London

Nearest SSSI: Brent Reservoir SSSI — 2.3 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

OPTEGRA EYE HEALTH CARE

OPTEGRA UK HEAD OFFICE, 7 THE TECHNOLOGY PARK, COLLINDALE, NW9 6BX

4 min walk

7

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.6 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

89

Parks (1km)

5

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Chandos Arms (301 m)

Nearest supermarketLoon Fung · 153 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)

615m

Post office

Nearby shops

Q S News588 m
Victoria Food & Wine588 m
Costcutter634 m
La Bucovineni646 m

Nearby cafes

Home Store Cafe278 m
Costa595 m
Bizim Charcoal689 m

Nearby restaurants

Bang Bang Oriental Food Hall224 m
KFC235 m
McDonald's238 m
Chicken Land389 m

Nearby pubs

Chandos Arms301 m
Erins Hope677 m
The Moon Under Water683 m

Nearby gyms

The Gym135 m
Hurricane Room Colindale401 m
PureGym - London Colindale706 m
The Arch Climbing Wall: Arch North971 m

Nearby pharmacies

Asda332 m
ProCare Pharmacy595 m
Alpha Pharmacy666 m

Nearby health

Willow Tree Family Doctors524 m
Food hygiene (5-star)67% of 95

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

ELMIRA’S SWEETS LONDON LTD
GLOBAL BRAND BUILDERS LIMITED
GLOBAL TRAVEL SOLUTION PVT LTD
IAH PRIVATE LIMITED
MENTOR CAREER CONSULTING LTD

+4 more

Investment

Investment grade, yield and market outlook

52

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
5.5% (good)London avg: 3.8%Strong yield — top 15% of London
Gentrification score15/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

49

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,280m
Crossrail 2 route11,189m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,265 nationally

2,345

Est. population

9,370/km²

63%

Employed

39%

Degree educated

£41,000

Median income

7.2%

Claimant rate

SuburbanHigh densityEstablished mixed

37

Community stability

Age profile

24%
29%
22%
15%
Under 1824%
18–3430%
35–4922%
50–6415%
65+10%

Tenure

24%
26%
42%
Own outright24%
Own (mortgage)26%
Private rent42%
Social rent6%
Shared ownership3%

Ethnicity

27%
37%
White British13%
White Other27%
Asian37%
Black11%
Mixed3%
Other9%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine19%
No car household33%
Unemployed4%
No qualifications21%

Housing tenure (Census 2021)

Private rent42%
Social rent6%

vs. London

Income vs London-2.4%
Price vs London-32.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
7
Local approval rate
67%
Borough approval rate
76%
Opportunity area
Colindale/Burnt Oak
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1
Regeneration status
Active
Regeneration investment
£1.4bn
Est. completion
2032

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
137
Largest scheme
460 homes · Land at Junction of, Land at Junction of, Capitol Way, Edgware Road, NW9
Pipeline pressure
NONE

Named schemes (500m)

Zenith House, Zenith House, The Hyde, Colindeep Lane, Colindale, NW9 6EW309 homes
completed
Sarena House, Sarena House, Grove Park, NW9 0EB227 homes
completed
Phases 2 & 3 Former Oriental City, 399, Phases 2 & 3 Former Oriental City, 399, Edgware Road, Kingsbury, NW9182 homes
completed
CAR PARK, CAR PARK, PLAZA WALK, NW9151 homes
completed
Green Point, Green Point, Edgware Road, Burnt Oak, NW9 5AR86 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£350,000)

£5,000

Standard buyer

£0

First-time buyer

Save £5,000

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 NW9 0FA

Full postcodeNW9 0FA
Postcode districtNW9
BoroughLondon Borough of Brent
WardKingsbury
Latitude51.591333
Longitude-0.258493
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