Kingsbury · Brent · Brent East constituency · 51.58838, -0.25285

NW9 6LU— Kingsbury, Brent

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

Strong, well-rated schools nearby

 

Schools 100%Safety 83/100Transport 25/100Yield 4.74%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
59
Safety
83
Schools
90
Transport
25
Environment
63
Investment
63

The bottom line

NW9 6LU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families 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 6LU

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 6LU

🛡️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 6LU 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 · 18 min walk

P8: +0.42A8: 55.2

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 60 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

98

Road safety score

2

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Hendon Fire Station · 1.7km

Crime is 21% below London average

Property

Prices, sales volume and market trends

Avg floor area48.8 m²

EPC breakdown

C
11%
D
19%
E
3%

Based on 33 properties · Confidence: high

Street mix

Terraced 36%Flat 61%Other 3%

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£122,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
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

1996–2020 · CAGR

+2.7%

Total change

+89%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.0%

per year

Acceleration

+45.37

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £100k–£125k · 27 sales

Property Type Mix

Total: 27 sales

Terraced40.7%
Flat/maisonette59.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£95k£103k+7.9%2.3
Post-dot-com plateau2001–2004£60k£138k+129.5%3.3
Pre-crash peak2005–2007£164k£250k+52.7%2.5
GFC & correction2008–2008£201k£201k+0%2
Brexit uncertainty2017–2017£150k£150k+0%2
Pandemic surge2020–2020£180k£180k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-5.6% alpha

Weakest performer

Terraced

-9.6% alpha

Flat/maisonette-5.6% α
Local
0.2%
District
5.8%
Terraced-9.6% α
Local
6.7%
District
16.3%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing15
Trend Position100

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
9.7 min walk
Hendon

Nearby stations

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

48

Walkability score

50

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

38

Car parks (800m)

9

EV chargers (800m)

3

Fast chargers (800m)

Nearest car park161m
Santander docks (800m)0
Nearest cycle dock5.4 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

32%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed228 Mbps
Median download229 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.7 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Brent Reservoir SSSI — 1.9 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

6

GPs within 1km

6

Dentists within 1km

4

Care homes (1km)

Nearest 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

148

Parks (1km)

8

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

8

Convenience

Nearest supermarketCostcutter · 91 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)

111m

Post office

Nearby shops

Q S News80 m
Victoria Food & Wine84 m
Costcutter127 m
La Bucovineni139 m

Nearby cafes

Costa87 m
Bizim Charcoal183 m
Home Store Cafe560 m

Nearby restaurants

Zams Peri Peri119 m
New Jersey Chicken133 m
Sambal Express165 m
Sam's Chicken203 m

Nearby pubs

Erins Hope171 m
The Moon Under Water172 m
Chandos Arms568 m

Nearby gyms

Hurricane Room Colindale115 m
The Gym438 m
PureGym - London Colindale788 m
Old Master Gym977 m

Nearby pharmacies

ProCare Pharmacy102 m
Alpha Pharmacy159 m
Asda821 m
Food hygiene (5-star)43% of 84

Business

Local businesses registered here

Active businesses
29
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
18
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

ACORN LETTINGS NWL LTD
ACORN PROPERTIES NWL LTD
AGW HEATING PLUMBING & ELECTRICAL WHOLESALER LTD
ALASANA LTD
ALPINE ESTATE AGENTS LTD

+15 more

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 score16/100
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

27.1

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,770m
Crossrail 2 route10,678m

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)
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)
4
Planning apps (3 years)
8
Local approval rate
75%
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)
17
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
Tokyngton Court, 254, Colindeep Lane, NW9 6DA7 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

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 6LU

Full postcodeNW9 6LU
Postcode districtNW9
BoroughLondon Borough of Brent
WardKingsbury
Latitude51.588380
Longitude-0.252846
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