Kingsbury · Brent · Brent East constituency · 51.58754, -0.25204

NW9 6LR— Kingsbury, Brent

Location and area intelligence for NW9 6LR, Kingsbury, Brent

Strong, well-rated schools nearby

 

Schools 100%Safety 83/100Transport 24/100Yield 4.74%⚠ Knotweed sites nearby

Best for: Families

Compare areas

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

Liveability
59
Safety
83
Schools
90
Transport
24
Environment
62
Investment
63

The bottom line

NW9 6LR offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby; 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 6LR

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 6LR

🛡️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 6LR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Colindale Primary School

Not yet inspected · 5 min walk

KS2: 106.1

★★

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 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 59 min walk

4 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

89

Road safety score

7

Accidents (5yr)

1

KSI (5yr)

6

Serious within 200m

MEDIUM pedestrian risk3 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hendon Fire Station · 1.6km

Crime is 21% below London average

Property

Prices, sales volume and market trends

Avg floor area50 m²

EPC breakdown

D
1%

Based on 1 properties · Confidence: very_low

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£125,000
Rebuild cost per m²£2,500/m²

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

Council tax band Band DAnnual charge £1,952
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
10.7 min walk
Hendon

Nearby stations

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

44

Walkability score

23

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

43

Car parks (800m)

9

EV chargers (800m)

3

Fast chargers (800m)

Nearest car park167m
Santander docks (800m)0
Nearest cycle dock5.4 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 21.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 89% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.6 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 61%
Less green space than 82% of London

Nearest SSSI: Brent Reservoir SSSI — 1.8 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 yield850.8 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

2 min walk

5

GPs within 1km

6

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBMI Hendon Hospital · 2.0 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

146

Parks (1km)

8

Restaurants (800m)

3

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

8

Convenience

Nearest supermarketColindale Food Centre · 54 m
3 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
981 licensed premises in borough386 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

5m

Post office

Nearby shops

Costcutter20 m
La Bucovineni31 m
Royal Food & Wine41 m
Q S News65 m

Nearby cafes

Costa23 m
Bizim Charcoal75 m
Home Store Cafe667 m

Nearby restaurants

Zams Peri Peri13 m
New Jersey Chicken25 m
Sambal Express57 m
Sam's Chicken94 m

Nearby pubs

Erins Hope63 m
The Moon Under Water83 m
Chandos Arms675 m

Nearby gyms

Hurricane Room Colindale224 m
The Gym546 m
Old Master Gym870 m
PureGym - London Colindale872 m

Nearby pharmacies

Alpha Pharmacy51 m
ProCare Pharmacy100 m
Asda928 m
Food hygiene (5-star)40% of 75

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

63

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 score15/100
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

25

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,665m
Crossrail 2 route10,576m

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)
1
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
11
Local approval rate
60%
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)
19
Largest scheme
395 homes · British Library Newspapers, 130, British Library Newspapers, 130, Colindale Avenue, Colindale, NW9 5HE
Pipeline pressure
NONE

Named schemes (500m)

Land Behind Sheaveshill Court, Land Behind Sheaveshill Court, The Hyde, Colindale, NW9 6SJ34 homes
completed
26-28, 26-28, Booth Road, NW9 5JR7 homes
completed
35A-E, The Ridgeway, London, NW9 0UB5 homes
completed
27, Colin Park Road, Colindale, NW9 6HT4 homes
completed
55, Sheaveshill Avenue, Colindale, NW9 6SD2 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 6LR

Full postcodeNW9 6LR
Postcode districtNW9
BoroughLondon Borough of Brent
WardKingsbury
Latitude51.587541
Longitude-0.252041
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