Welsh Harp · Brent · Brent East constituency · 51.57894, -0.26221

NW9 8AG— Welsh Harp, Brent

Location and area intelligence for NW9 8AG, Welsh Harp, Brent

The family fortress

 

Schools 100%Safety 84/100Transport 20/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
51
Safety
84
Schools
60
Transport
20
Environment
76
Investment
49

The bottom line

NW9 8AG offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catch: 55 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

NW9 8AG

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-38.0% vs London avg

Deep-dive guides for NW9 8AG

🛡️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 8AG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Fryent Primary School

Not yet inspected · Inspected Feb 2025 · 3 min walk

KS2: 102.3

—

Secondary

Kingsbury High School

Not yet inspected · 18 min walk

P8: +0.36A8: 48.7

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 · 48 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

40.2 incidents per 1,000 residents

Better than 71% of London
→ Stable

-48% vs borough

Crime by type

Violence & sexual offences32%
Other25%
Vehicle crime15%
Anti-social behaviour12%
Theft6%
Burglary6%
Robbery2%
Drug offences1%

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 · 2.6km

Crime is 38% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

NW9 district median

£405,000

Based on 489 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£3,912/m²
Price per ft²£363/ft²
Avg floor area59.8 m²

EPC breakdown

C
17%
D
18%

Based on 35 properties · Confidence: high

Street mix

Flat 100%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£149,500
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)
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

1996–2025 · CAGR

+4.5%

Total change

+254%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.2%

per year

Acceleration

-20.06

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 23 sales

Property Type Mix

Total: 23 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£65k£95k+46.2%1.3
Post-dot-com plateau2001–2004£105k£162k+53.8%3
Pre-crash peak2006–2007£175k£187k+6.9%1
GFC & correction2011–2011£143k£143k+0%1
Help-to-Buy recovery2014–2016£248k£265k+6.9%1
Current market2025–2025£230k£230k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.7% alpha

Flat/maisonette-2.7% α
Local
3.6%
District
6.3%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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
Kingsbury Underground StationJubilee line
15.3 min walk
Hendon

Nearby stations

Kingsbury Underground StationJubilee
17 min walk
HendonNational Rail
20 min walk
Colindale Underground StationNorthern
25 min walk
Wembley Park Underground StationJubilee · Metropolitan
26 min walk
Queensbury Underground StationJubilee
30 min walk
No bus stops within 400m

6

Walkability score

11

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★55 min
Victoria58 min ↑
Waterloo58 min ↑
Canary Wharf65 min ↑
City63 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

19

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)17
Nearest car park52m
Santander docks (800m)0
Nearest cycle dock5.1 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 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: 9.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 43%
More green space than 99% of London

Nearest SSSI: Brent Reservoir SSSI — 1.4 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 yield850.7 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

6 min walk

69%

Recommend GP

69%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 1.9 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Green Man (613 m)

Nearest supermarketColindale Food Centre · 1.2 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)

436m

Post office

Nearby cafes

Jane's Garden Café859 m

Nearby pubs

The Green Man613 m
The George616 m

Nearby gyms

Silver Jubilee Park626 m
Food hygiene (5-star)70% of 70

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

AND BUILDERS LTD
MOLN LTD
RP PLUMBING SOLUTIONS LTD
RYAN GARDEN SERVICES (R.G.S) LTD
T.O.Y &CO LIMITED

+3 more

Investment

Investment grade, yield and market outlook

49

Investment score

Moderate

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 score12/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

31.7

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,555m
Crossrail 2 route10,596m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,909 nationally

2,013

Est. population

10,084/km²

59%

Employed

37%

Degree educated

£42,500

Median income

5.8%

Claimant rate

SuburbanHigh densityEstablished mixed

37

Community stability

Age profile

25%
24%
21%
19%
Under 1825%
18–3424%
35–4921%
50–6419%
65+11%

Tenure

21%
23%
40%
15%
Own outright21%
Own (mortgage)23%
Private rent40%
Social rent15%
Shared ownership1%

Ethnicity

14%
24%
33%
13%
White British14%
White Other24%
Asian33%
Black12%
Mixed4%
Other13%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine22%
No car household28%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Private rent40%
Social rent15%

vs. London

Income vs London+1.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Borough approval rate
76%
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)
7
Largest scheme
36 homes · ALLOTMENTS, ALLOTMENTS, ELTHORNE WAY, NW9
Pipeline pressure
NONE

Named schemes (500m)

Albion House, 470, Albion House, 470, Church Lane, NW9 8UA17 homes
completed
278, 278A, 280 & 280A,, 278, 278A, 280 & 280A,, Church Lane, NW9 8LU4 homes
completed
345 Church Lane, London, NW9 8JD3 homes
completed
27, 27, Burgess Avenue, NW9 8TX2 homes
completed
19, 19, Boycroft Avenue, NW9 8AH2 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 8AG

Full postcodeNW9 8AG
Postcode districtNW9
BoroughLondon Borough of Brent
WardWelsh Harp
Latitude51.578942
Longitude-0.262214
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