Kingsbury · Brent · Brent East constituency · 51.58460, -0.25581

NW9 0RY— Kingsbury, Brent

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

The family fortress

 

Schools 100%Safety 87/100Transport 19/100Yield 4.74%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
87
Schools
90
Transport
19
Environment
61
Investment
61

The bottom line

NW9 0RY 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 catches: 58 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 0RY

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-54.0% vs London avg

Deep-dive guides for NW9 0RY

🛡️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 0RY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Oliver Goldsmith Primary School

Good · Inspected Nov 2023 · 3 min walk

KS2: 106.2

★★

Secondary

Saracens High School

Good · Inspected May 2022 · 23 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 · 55 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

29.9 incidents per 1,000 residents

Better than 79% of London
→ Stable

-61% vs borough

Crime by type

Anti-social behaviour45%
Violence & sexual offences17%
Other13%
Vehicle crime13%
Burglary11%
Drug offences2%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hendon Fire Station · 1.9km

Crime is 54% below London average

Property

Prices, sales volume and market trends

Avg floor area126.1 m²

EPC breakdown

C
5%
D
5%
F
1%

Based on 11 properties · Confidence: medium

Street mix

Semi 55%Terraced 46%

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£315,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1998–2020 · CAGR

+7.5%

Total change

+395%

Market Activity

Price Velocity & Acceleration

Current Velocity

+147.3%

per year

Acceleration

+154.83

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £600k–£700k · 11 sales

Property Type Mix

Total: 11 sales

Semi-detached54.5%
Terraced45.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£138k£60k-56.4%1
Post-dot-com plateau2003–2004£325k£345k+6.2%1.5
Pre-crash peak2005–2005£321k£321k+0%1
GFC & correction2008–2008£298k£298k+0%2
Help-to-Buy recovery2016–2016£275k£275k+0%1
Pandemic surge2020–2020£680k£680k+0%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
Colindale Underground StationNorthern line
15.3 min walk
Hendon

Nearby stations

Colindale Underground StationNorthern
16 min walk
HendonNational Rail
16 min walk
Kingsbury Underground StationJubilee
20 min walk
Hendon Central Underground StationNorthern
26 min walk
Burnt Oak Underground StationNorthern
26 min walk
No bus stops within 400m

25

Walkability score

15

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

41

Car parks (800m)

4

EV chargers (800m)

3

Fast chargers (800m)

Nearest car park381m
Santander docks (800m)0
Nearest cycle dock5.3 km

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: 9.5 km away✗ Not Green Belt✗ Not AONB51% green spaceTree canopy: 34%
More green space than 96% of London

Nearest SSSI: Brent Reservoir SSSI — 1.6 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): None recorded

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

4

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospital · 1.9 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

81

Parks (1km)

6

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Erins Hope (411 m)

Nearest supermarketColindale Food Centre · 468 m
2 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)

413m

Post office

Nearby shops

Londis407 m
Best Deal Food & Wine407 m
Daily Delights London Mini Market410 m
Royal Food & Wine415 m

Nearby cafes

Bizim Charcoal410 m
Costa432 m
Home Store Cafe946 m

Nearby restaurants

Baskin-Robbins407 m
Sam's Chicken408 m
Sambal Express412 m
New Jersey Chicken418 m

Nearby pubs

Erins Hope411 m
The Moon Under Water467 m
Chandos Arms961 m

Nearby gyms

Hurricane Room Colindale533 m
Old Master Gym738 m
The Gym776 m
Silver Jubilee Park892 m

Nearby pharmacies

Alpha Pharmacy413 m
ProCare Pharmacy517 m
Asda1.1 km
Food hygiene (5-star)58% of 76

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Registered businesses

DEWBUILD LIMITED
GREENBRICKS ASSETS LTD
IWANTITONLINE LIMITED
OHHORGANIC LTD
RED BRICKS INVESTMENT LTD

+3 more

Investment

Investment grade, yield and market outlook

61

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 score16/100
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

32.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,632m
Crossrail 2 route10,584m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,186 nationally

1,570

Est. population

11,796/km²

62%

Employed

38%

Degree educated

£41,000

Median income

5.5%

Claimant rate

SuburbanHigh densityEstablished mixed

45

Community stability

Age profile

26%
22%
24%
17%
Under 1826%
18–3423%
35–4924%
50–6417%
65+11%

Tenure

30%
32%
32%
Own outright30%
Own (mortgage)32%
Private rent32%
Social rent5%
Shared ownership1%
Rent free0%

Ethnicity

15%
28%
34%
White British15%
White Other28%
Asian34%
Black10%
Mixed4%
Other8%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine18%
No car household22%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Private rent32%
Social rent5%

vs. London

Income vs London-2.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
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)
13
Largest scheme
36 homes · ALLOTMENTS, ALLOTMENTS, ELTHORNE WAY, NW9
Pipeline pressure
NONE

Named schemes (500m)

NORTHGATE CLINIC, NORTHGATE CLINIC, NORTHGATE DRIVE, GOLDSMITH AVENUE, NW935 homes
completed
35A-E, The Ridgeway, London, NW9 0UB5 homes
completed
64 Ennerdale Drive, London, NW9 0DU, 642 homes
completed
10 Wakemans Hill Avenue, London, NW9 0TY2 homes
completed
86, 86, Hay Lane, NW9 0LG2 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 0RY

Full postcodeNW9 0RY
Postcode districtNW9
BoroughLondon Borough of Brent
WardKingsbury
Latitude51.584602
Longitude-0.255806
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