Kingsbury · Brent · Brent East constituency · 51.58827, -0.26337

NW9 0NH— Kingsbury, Brent

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

The family fortress

 

Schools 100%Safety 85/100Transport 16/100Yield 4.74%⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
52
Safety
85
Schools
60
Transport
16
Environment
54
Investment
62

The bottom line

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

The catches: 54 min to london bridge — 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 0NH

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-43.0% vs London avg

Deep-dive guides for NW9 0NH

🛡️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 0NH 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 · 7 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 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 61 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

37.0 incidents per 1,000 residents

Better than 73% of London
→ Stable

-52% vs borough

Crime by type

Violence & sexual offences27%
Other19%
Anti-social behaviour16%
Vehicle crime13%
Robbery8%
Drug offences6%
Theft5%
Burglary5%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Mill Hill Fire Stn · 3.3km

Crime is 43% below London average

Property

Prices, sales volume and market trends

Avg floor area75.2 m²

EPC breakdown

B
1%
C
5%
D
9%
E
1%

Based on 16 properties · Confidence: medium

Street mix

Terraced 64%Flat 18%Other 18%

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£188,000
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,735
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2004 · CAGR

+9.5%

Total change

+107%

Market Activity

Price Velocity & Acceleration

Current Velocity

+93.3%

per year

Acceleration

+99.58

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £75k–£100k · 8 sales

Property Type Mix

Total: 8 sales

Terraced87.5%
Flat/maisonette12.5%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£70k£108k+53.6%1.3
Post-dot-com plateau2001–2004£67k£145k+116.4%1

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
Burnt Oak Underground StationNorthern line
19.4 min walk
Hendon

Nearby stations

Kingsbury Underground StationJubilee
14 min walk
Colindale Underground StationNorthern
15 min walk
Burnt Oak Underground StationNorthern
20 min walk
Queensbury Underground StationJubilee
21 min walk
HendonNational Rail
24 min walk
No bus stops within 400m

20

Walkability score

35

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

17

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)17
Nearest car park86m
Santander docks (800m)0
Nearest cycle dock5.7 km

Nearby car parks

🅿️
Asda car park
590m

Connectivity

Broadband and mobile coverage

100%

Full fibre

81%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed423 Mbps
Median download414 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: 10.2 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 40%
More green space than 82% of London

Nearest SSSI: Brent Reservoir SSSI — 2.2 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

2 min walk

63%

Recommend GP

63%

Overall GP experience

5

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 · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

34

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Green Man (586 m)

Nearest supermarketM&S Foodhall · 691 m
1 tennis courts

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)

787m

Post office

Nearby shops

Corner 4 News & Booze975 m

Nearby cafes

Home Store Cafe759 m

Nearby restaurants

Bang Bang Oriental Food Hall590 m
McDonald's647 m
KFC675 m
Nando's761 m

Nearby pubs

The Green Man586 m
Chandos Arms781 m

Nearby gyms

The Gym596 m
Hurricane Room Colindale672 m
The Arch Climbing Wall: Arch North1.2 km

Nearby pharmacies

Asda678 m

Nearby health

Willow Tree Family Doctors220 m
Food hygiene (5-star)79% of 81

Business

Local businesses registered here

Active businesses
26
New (last 12 months)
7
Dissolved (last 12 months)
0
Industry diversity
20
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

AKB PARTNERSHIP LTD
ALL BIZ (UK) LIMITED
C.F.L. PROPERTY SERVICES LIMITED
ELECTRICAL WORKS LONDON LIMITED
FORGEBUILT LTD

+15 more

Investment

Investment grade, yield and market outlook

62

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 score13/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

14

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,294m
Crossrail 2 route11,248m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,522 nationally

1,677

Est. population

10,287/km²

55%

Employed

37%

Degree educated

£41,000

Median income

6.8%

Claimant rate

SuburbanHigh densityEstablished mixed

39

Community stability

Age profile

25%
20%
22%
18%
15%
Under 1825%
18–3420%
35–4922%
50–6418%
65+15%

Tenure

24%
23%
38%
14%
Own outright24%
Own (mortgage)24%
Private rent38%
Social rent14%
Shared ownership1%

Ethnicity

20%
19%
36%
White British20%
White Other19%
Asian36%
Black11%
Mixed4%
Other10%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine21%
No car household34%
Unemployed4%
No qualifications20%

Housing tenure (Census 2021)

Private rent38%
Social rent14%

vs. London

Income vs London-2.4%

Planning

Conservation areas and development

Conservation area
No
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
24
Largest scheme
460 homes · Land at Junction of, Land at Junction of, Capitol Way, Edgware Road, NW9
Pipeline pressure
NONE

Named schemes (500m)

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
LAND REAR OF, 9-27, LAND REAR OF, 9-27, WESTFIELD CLOSE, NW9 0EF16 homes
completed
244-254, 244-254, KINGSBURY ROAD, NW914 homes
completed
HOLY INNOCENTS PARISH CHURCH HALL SITE, HOLY INNOCENTS PARISH CHURCH HALL SITE, ROE GREEN, NW9 0PG12 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 0NH

Full postcodeNW9 0NH
Postcode districtNW9
BoroughLondon Borough of Brent
WardKingsbury
Latitude51.588267
Longitude-0.263374
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