Kingsbury · Brent · Brent East constituency · 51.58895, -0.25801

NW9 0LL— Kingsbury, Brent

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

Strong, well-rated schools nearby

 

Schools 100%Safety 83/100Transport 24/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
57
Safety
83
Schools
90
Transport
24
Environment
47
Investment
50

The bottom line

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

The catch: 58 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

NW9 0LL

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-21.0% vs London avg

Deep-dive guides for NW9 0LL

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How NW9 0LL 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 · 4 min walk

KS2: 104.8

★★

Secondary

Saracens High School

Good · Inspected May 2022 · 19 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 · 61 min walk

6 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hendon Fire Station · 2.0km

Crime is 21% below 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.

NW9 district median

£405,000

Based on 489 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£8,646/m²
Price per ft²£803/ft²
Avg floor area66.4 m²

EPC breakdown

C
4%
D
12%
E
4%

Based on 20 properties · Confidence: medium

Street mix

Semi 26%Flat 74%

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£166,000
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)
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

1998–2025 · CAGR

+8.8%

Total change

+868%

Market Activity

Price Velocity & Acceleration

Current Velocity

+46.3%

per year

Acceleration

-17.66

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 17 sales

Property Type Mix

Total: 17 sales

Semi-detached29.4%
Flat/maisonette70.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£62k£122k+96%1.7
Post-dot-com plateau2001–2004£87k£154k+76.5%1.7
Pre-crash peak2006–2007£157k£210k+33.8%1
Help-to-Buy recovery2014–2015£315k£445k+41.3%1
Brexit uncertainty2017–2018£250k£410k+64%1
Current market2025–2025£600k£600k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.2% alpha

Flat/maisonette-0.2% α
Local
12.1%
District
12.3%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
11 min walk
Hendon

Nearby stations

Colindale Underground StationNorthern
11 min walk
Kingsbury Underground StationJubilee
19 min walk
Burnt Oak Underground StationNorthern
20 min walk
HendonNational Rail
21 min walk
Queensbury Underground StationJubilee
26 min walk
No bus stops within 400m

37

Walkability score

61

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★58 min
Victoria60 min ↑
Waterloo61 min ↑
Canary Wharf68 min ↑
City64 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

29

Car parks (800m)

5

EV chargers (800m)

3

Fast chargers (800m)

Nearest car park97m
Santander docks (800m)0
Nearest cycle dock5.6 km

Nearby car parks

🅿️
Asda car park
603m

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 waterMEDIUM
Medium
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: 10.0 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 37%
Less green space than 82% of London

Nearest SSSI: Brent Reservoir SSSI — 2.1 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

WAKEMANS HILL SURGERY

1 WAKEMANS HILL AVENUE, NW9 0TA

4 min walk

71%

Recommend GP

71%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.7 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

90

Parks (1km)

9

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Erins Hope (498 m)

Nearest supermarketLoon Fung · 420 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)

441m

Post office

Nearby shops

Q S News442 m
Victoria Food & Wine447 m
Costcutter461 m
La Bucovineni471 m

Nearby cafes

Costa429 m
Home Store Cafe490 m
Bizim Charcoal509 m

Nearby restaurants

McDonald's301 m
Zams Peri Peri455 m
New Jersey Chicken466 m
Bang Bang Oriental Food Hall484 m

Nearby pubs

Erins Hope498 m
Chandos Arms509 m
The Moon Under Water523 m
The Green Man871 m

Nearby gyms

Hurricane Room Colindale293 m
The Gym306 m
PureGym - London Colindale876 m

Nearby pharmacies

ProCare Pharmacy465 m
Alpha Pharmacy488 m
Asda593 m

Nearby health

Willow Tree Family Doctors532 m
Food hygiene (5-star)63% of 124

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

BEING-A GOLDEN SPIRAL CIC
DR S LETTINGS LIMITED
PRIME POWER ELECTRICAL LIMITED

Investment

Investment grade, yield and market outlook

50

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 score16/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

32.1

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,073m
Crossrail 2 route10,998m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
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)
5
Local approval rate
67%
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)
138
Largest scheme
309 homes · Zenith House, Zenith House, The Hyde, Colindeep Lane, Colindale, NW9 6EW
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
Former National Grid/Kidstop Premises, corner of, Former National Grid/Kidstop Premises, corner of, Edgware Road, Colindale Avenue, West Hendon, NW984 homes
completed
Garages, Hindhurst Court, Hay Lane & Car Park, Hartgrove Court, 19 Elmwood Crescent, London, NW9, 19 Elmwood Crescent Hindhurst Court8 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 0LL

Full postcodeNW9 0LL
Postcode districtNW9
BoroughLondon Borough of Brent
WardKingsbury
Latitude51.588951
Longitude-0.258007
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