Welsh Harp · Brent · Brent East constituency · 51.57454, -0.25348

NW9 7LD— Welsh Harp, Brent

Location and area intelligence for NW9 7LD, Welsh Harp, Brent

The family fortress

 

Schools 100%Safety 83/100Transport 19/100Yield 4.74%

Best for: Families, Owner-occupiers

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

Liveability
56
Safety
83
Schools
90
Transport
19
Environment
90
Investment
58

The bottom line

NW9 7LD offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 59 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

NW9 7LD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+1.2% vs London avg
vs London crime-22.0% vs London avg

Deep-dive guides for NW9 7LD

🛡️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 7LD 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 · 12 min walk

KS2: 106.2

—

Secondary

E-ACT Crest Academy

Not yet inspected · 19 min walk

P8: +0.03A8: 42.6

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 · 41 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

50.4 incidents per 1,000 residents

Better than 62% of London
→ Stable

-35% vs borough

Crime by type

Anti-social behaviour25%
Violence & sexual offences25%
Other22%
Burglary11%
Vehicle crime9%
Drug offences5%
Robbery2%
Theft1%

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 · 2.3km

Crime is 22% below London average

Property

Prices, sales volume and market trends

Avg floor area104.7 m²

EPC breakdown

C
1%
D
5%
E
3%

Based on 9 properties · Confidence: low

Street mix

Semi 36%Terraced 29%Detached 36%

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£261,750
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 DAnnual charge £1,952
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2021 · CAGR

+6.7%

Total change

+410%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.8%

per year

Acceleration

-118.29

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £150k–£175k · 14 sales

Property Type Mix

Total: 14 sales

Detached35.7%
Semi-detached35.7%
Terraced28.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£97k£169k+74.2%1.3
Post-dot-com plateau2002–2002£170k£170k+0%3
Pre-crash peak2005–2006£215k£277k+28.8%1
GFC & correction2010–2010£268k£268k+0%2
Help-to-Buy recovery2015–2015£555k£555k+0%1
Pandemic surge2021–2021£495k£495k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Hendon

Nearby stations

HendonNational Rail
15 min walk
Kingsbury Underground StationJubilee
26 min walk
Hendon Central Underground StationNorthern
26 min walk
Wembley Park Underground StationJubilee · Metropolitan
27 min walk
Neasden Underground StationJubilee
29 min walk
No bus stops within 400m

10

Walkability score

17

Footpaths (500m)

0

Santander docks (800m)

4.6 km

Nearest cycle dock

Central London commute times

London Bridge ★59 min
Victoria62 min ↑
Waterloo62 min ↑
Canary Wharf69 min ↑
City67 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)

0

EV chargers (800m)

Nearest car park156m
Santander docks (800m)0
Nearest cycle dock4.6 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: 21.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 89% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.6 km away✗ Not Green Belt✗ Not AONB96% green spaceTree canopy: 43%
More green space than 99% of London

Nearest SSSI: Brent Reservoir SSSI — 0.6 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 yield850.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CHURCH LANE SURGERY

282 CHURCH LANE, KINGSBURY, NW9 8LU

8 min walk

69%

Recommend GP

69%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 2.7 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

70

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The George (588 m)

Nearest supermarketIceland · 1.5 km
1 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)

604m

Post office

Nearby cafes

Jane's Garden Café337 m

Nearby pubs

The George588 m

Nearby gyms

Silver Jubilee Park239 m
Old Master Gym734 m
Food hygiene (5-star)100% of 5

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

13 LONDON ROAD LIMITED
JFN MOTORS LTD
MAURICE PROPERTIES LTD

Investment

Investment grade, yield and market outlook

58

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

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

29.8

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,777m
Crossrail 2 route9,823m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,413 nationally

1,745

Est. population

7,452/km²

56%

Employed

36%

Degree educated

£42,500

Median income

4.3%

Claimant rate

SuburbanHigh densityEstablished mixed

52

Community stability

Age profile

22%
21%
20%
18%
19%
Under 1822%
18–3421%
35–4920%
50–6418%
65+19%

Tenure

43%
29%
25%
Own outright43%
Own (mortgage)29%
Private rent25%
Social rent3%
Shared ownership0%

Ethnicity

15%
23%
36%
White British15%
White Other23%
Asian36%
Black13%
Mixed4%
Other10%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine20%
No car household19%
Unemployed4%
No qualifications26%

Housing tenure (Census 2021)

Private rent25%
Social rent3%

vs. London

Income vs London+1.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
3
Local approval rate
100%
Borough approval rate
76%
Historic landfill (400m)
1
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)
0
Largest scheme
36 homes · ALLOTMENTS, ALLOTMENTS, ELTHORNE WAY, NW9
Pipeline pressure
NONE

Named schemes (500m)

14 Parkfields Avenue, London, NW9 7PE, 141 homes
completed
13 Wood Close, London, NW9 7NR1 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
19.7%
Election year
2022
MP
Dawn Butler (Labour)
MP majority
13,047
Constituency
Brent East

Councillors

Mary Elizabeth MitchellLabour
Amer Hussain AghaLabour
Harbi Elmi FarahLabour

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Key facts for NW9 7LD

Full postcodeNW9 7LD
Postcode districtNW9
BoroughLondon Borough of Brent
WardWelsh Harp
Latitude51.574541
Longitude-0.253478
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