Welsh Harp · Brent · Brent East constituency · 51.57046, -0.26385

NW9 8EE— Welsh Harp, Brent

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

The family fortress

 

Schools 100%Safety 84/100Transport 22/100Yield 4.74%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
54
Safety
84
Schools
60
Transport
22
Environment
76
Investment
59

The bottom line

NW9 8EE 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 catches: 55 min to london bridge — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW9 8EE

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-31.0% vs London avg

Deep-dive guides for NW9 8EE

🛡️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 8EE 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 · 9 min walk

KS2: 102.3

—

Secondary

Michaela Community School

Not yet inspected · 17 min walk

P8: +2.57A8: 79.4

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

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 38 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

45.2 incidents per 1,000 residents

Better than 67% of London
→ Stable

-42% vs borough

Crime by type

Other35%
Violence & sexual offences29%
Anti-social behaviour15%
Vehicle crime9%
Burglary5%
Robbery4%
Theft2%
Drug offences0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Park Royal Fire Station (G29) · 3.9km

Crime is 31% below London average

Property

Prices, sales volume and market trends

Avg floor area60.6 m²

EPC breakdown

C
5%
D
4%
E
1%

Based on 10 properties · Confidence: medium

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£151,500
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 fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,386
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2012 · CAGR

+7.8%

Total change

+166%

Market Activity

Price Velocity & Acceleration

Current Velocity

+57.2%

per year

Acceleration

-12.02

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £300k–£350k · 3 sales

Property Type Mix

Total: 3 sales

Terraced100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£129k£129k+0%1
Pre-crash peak2005–2005£218k£218k+0%1
GFC & correction2012–2012£342k£342k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Wembley Park Underground StationMetropolitan line
14.4 min walk
Hendon

Nearby stations

Wembley Park Underground StationJubilee · Metropolitan
17 min walk
Kingsbury Underground StationJubilee
24 min walk
HendonNational Rail
26 min walk
Neasden Underground StationJubilee
26 min walk
Preston Road Underground StationMetropolitan
27 min walk
No bus stops within 400m

17

Walkability score

36

Footpaths (500m)

0

Santander docks (800m)

4.7 km

Nearest cycle dock

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park524m
Santander docks (800m)0
Nearest cycle dock4.7 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: 8.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 31%
More green space than 99% of London

Nearest SSSI: Brent Reservoir SSSI — 1.2 km

Energy

Solar: 851 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

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

3

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospital · 2.6 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The George (359 m)

No restaurants within 800m — nearest: McDonald's (816 m)

Nearest supermarketLidl · 641 m

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)

521m

Post office

Nearby cafes

Jane's Garden Café548 m

Nearby restaurants

McDonald's816 m

Nearby pubs

The George359 m
Food hygiene (5-star)77% of 39

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

59

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 score14/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

23.8

Price growth score

E
High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,067m
Crossrail 2 route10,225m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,978 nationally

1,882

Est. population

10,240/km²

62%

Employed

37%

Degree educated

£42,500

Median income

3.5%

Claimant rate

SuburbanHigh densityEstablished mixed

42

Community stability

Age profile

24%
22%
23%
17%
14%
Under 1824%
18–3422%
35–4923%
50–6417%
65+14%

Tenure

31%
27%
38%
Own outright31%
Own (mortgage)28%
Private rent38%
Social rent3%
Shared ownership0%

Ethnicity

17%
27%
35%
White British17%
White Other27%
Asian35%
Black8%
Mixed3%
Other11%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine19%
No car household22%
Unemployed4%
No qualifications21%

Housing tenure (Census 2021)

Private rent38%
Social rent3%

vs. London

Income vs London+1.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
15
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
14
Largest scheme
39 homes · 1 CHERRYLAND CLOSE, 81, 1 CHERRYLAND CLOSE, 81, DEANSCROFT AVENUE, SALMON STREET (30-34), NW9
Pipeline pressure
LOW

Named schemes (500m)

1 CHERRYLAND CLOSE, 81, 1 CHERRYLAND CLOSE, 81, DEANSCROFT AVENUE, SALMON STREET (30-34), NW939 homes
completed
ST. ANDREWS VICARAGE, ST. ANDREWS VICARAGE, CHURCH LANE, NW915 homes
completed
15 & 17 Tudor Gardens, London, NW9 8RL, 15 & 179 homes
completed
171 - 175, 171 - 175, Church Lane, Merley Court, NW9 8JS8 homes
completed
44 Queens Walk, London, NW9 8ER, 447 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 8EE

Full postcodeNW9 8EE
Postcode districtNW9
BoroughLondon Borough of Brent
WardWelsh Harp
Latitude51.570460
Longitude-0.263850
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