Kingsbury · Brent · Brent East constituency · 51.59116, -0.26381

NW9 0LA— Kingsbury, Brent

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

The family fortress

 

Schools 100%Safety 84/100Transport 21/100~5% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
54
Safety
84
Schools
60
Transport
21
Environment
54
Investment
46

The bottom line

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

The catches: 53 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 0LA

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-36.0% vs London avg

Deep-dive guides for NW9 0LA

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How NW9 0LA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Beis Yaakov Primary School

Not yet inspected · 5 min walk

KS2: 104.8

—

Secondary

Kingsbury High School

Not yet inspected · 10 min walk

P8: +0.36A8: 48.7

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 65 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.7 incidents per 1,000 residents

Better than 69% of London
→ Stable

-46% vs borough

Crime by type

Other27%
Anti-social behaviour22%
Violence & sexual offences22%
Vehicle crime13%
Burglary10%
Drug offences3%
Theft3%
Robbery0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Mill Hill Fire Stn · 3.0km

Crime is 36% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

NW9 district median

£405,000

Based on 489 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£6,879/m²
Price per ft²£639/ft²
Avg floor area77 m²

EPC breakdown

C
12%
D
15%
E
2%

Based on 29 properties · Confidence: medium

Street mix

Semi 50%Flat 50%

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 yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£192,500
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
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

1996–2025 · CAGR

+5.5%

Total change

+367%

Market Activity

Price Velocity & Acceleration

Current Velocity

+62.7%

per year

Acceleration

+70.05

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £125k–£150k · 21 sales

Property Type Mix

Total: 21 sales

Semi-detached52.4%
Flat/maisonette47.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£110k£65k-41.2%2
Post-dot-com plateau2002–2004£105k£200k+90.5%1.3
Pre-crash peak2005–2007£100k£297k+197%1.3
GFC & correction2010–2012£320k£215k-32.8%1
Help-to-Buy recovery2013–2014£353k£340k-3.7%1.5
Brexit uncertainty2018–2018£315k£315k+0%2
Current market2025–2025£513k£513k+0%2

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.8% alpha

Weakest performer

Semi-detached

-1.2% alpha

Flat/maisonette-0.8% α
Local
8.7%
District
9.5%
Semi-detached-1.2% α
Local
5.5%
District
6.7%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Burnt Oak Underground StationNorthern line
15.5 min walk
Mill Hill Broadway

Nearby stations

Colindale Underground StationNorthern
13 min walk
Kingsbury Underground StationJubilee
16 min walk
Burnt Oak Underground StationNorthern
16 min walk
Queensbury Underground StationJubilee
20 min walk
Edgware Underground StationNorthern
33 min walk
No bus stops within 400m

25

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria ★53 min
Waterloo57 min ↑
Canary Wharf66 min ↑
City57 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

22

Car parks (800m)

1

EV chargers (800m)

Nearest car park270m
Santander docks (800m)0
Nearest cycle dock5.9 km

Nearby car parks

🅿️
Asda car park
278m

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed487 Mbps
Median download445 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: 10.4 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 16%
More green space than 82% of London

Nearest SSSI: Brent Reservoir SSSI — 2.5 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

KINGSBURY HEALTH AND WELLBEING

245 STAG LANE, KINGSBURY, NW9 0EF

2 min walk

90%

Recommend GP

90%

Overall GP experience

7

GPs within 1km

0

Dentists within 1km

5

Care homes (1km)

Nearest hospital · 1.3 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

52

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Chandos Arms (626 m)

Nearest supermarketM&S Foodhall · 384 m
3 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)

1.1km

Post office

Nearby shops

Corner 4 News & Booze653 m
Ocean Groceries1.1 km
Bijal Food Centre1.2 km

Nearby cafes

Home Store Cafe605 m

Nearby restaurants

Bang Bang Oriental Food Hall345 m
KFC459 m
Nando's465 m
McDonald's603 m

Nearby pubs

Chandos Arms626 m
The Green Man878 m

Nearby gyms

The Gym503 m
Hurricane Room Colindale726 m
The Arch Climbing Wall: Arch North861 m

Nearby pharmacies

Asda402 m

Nearby health

Willow Tree Family Doctors204 m
Care Dental1.0 km
Food hygiene (5-star)76% of 79

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Registered businesses

AFP RUNNERS LIMITED
ALL WOOD CARPENTRY SERVICES LTD
DOUBLE ZERO LUXIERGE LIMITED
MCCLY & CO LIMITED
YOUSELLER LTD

Investment

Investment grade, yield and market outlook

46

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
4.7% (good)London avg: 3.8%Strong yield — top 23% of London
Gentrification score13/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

24.1

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,534m
Crossrail 2 route11,466m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,936 nationally

1,846

Est. population

13,245/km²

57%

Employed

37%

Degree educated

£41,000

Median income

8.1%

Claimant rate

SuburbanHigh densityEstablished mixed

47

Community stability

Age profile

22%
24%
19%
20%
15%
Under 1822%
18–3424%
35–4919%
50–6420%
65+15%

Tenure

29%
18%
16%
35%
Own outright29%
Own (mortgage)18%
Private rent17%
Social rent35%
Shared ownership1%
Rent free0%

Ethnicity

19%
39%
19%
White British12%
White Other19%
Asian39%
Black19%
Mixed4%
Other7%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine22%
No car household27%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent35%
Private rent16%

vs. London

Income vs London-2.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
4
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
122
Largest scheme
460 homes · Land at Junction of, Land at Junction of, Capitol Way, Edgware Road, NW9
Pipeline pressure
NONE

Named schemes (500m)

Land at Junction of, Land at Junction of, Capitol Way, Edgware Road, NW9460 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
Roberts Court, Roberts Court, Stag Lane, NW9 9AD40 homes
completed
EX BOAKES YARD, CHERRY TREE COURT, EX BOAKES YARD, CHERRY TREE COURT, STAG LANE, ROE GREEN, NW939 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 0LA

Full postcodeNW9 0LA
Postcode districtNW9
BoroughLondon Borough of Brent
WardKingsbury
Latitude51.591160
Longitude-0.263812
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