Welsh Harp · Brent · Brent West constituency · 51.57202, -0.26888

NW9 8NT— Welsh Harp, Brent

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

The family fortress

 

Schools 100%Safety 79/100Transport 27/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
56
Safety
79
Schools
60
Transport
27
Environment
76
Investment
44

The bottom line

NW9 8NT 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: 50 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

NW9 8NT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.0% vs London avg
vs London crime-43.0% vs London avg

Deep-dive guides for NW9 8NT

🛡️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 8NT 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 · 8 min walk

KS2: 102.3

—

Secondary

Michaela Community School

Not yet inspected · 16 min walk

P8: +2.57A8: 79.4

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 40 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

37.0 incidents per 1,000 residents

Better than 73% of London
↑ Rising 400.0%

from a low base — still below London average

-52% vs borough

Crime by type

Violence & sexual offences38%
Other20%
Vehicle crime11%
Anti-social behaviour9%
Drug offences8%
Burglary8%
Theft3%
Robbery3%

Stop & search

2.3

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Park Royal Fire Station (G29) · 4.0km

Crime is 43% 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£7,601/m²
Price per ft²£706/ft²
Avg floor area118.9 m²

EPC breakdown

D
7%

Based on 7 properties · Confidence: low

Street mix

Semi 33%Terraced 25%Detached 42%

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£297,250
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,820
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+5.3%

Total change

+308%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.2%

per year

Acceleration

-6.89

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £600k–£700k · 12 sales

Property Type Mix

Total: 12 sales

Detached41.7%
Semi-detached33.3%
Terraced25%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£200k£200k+0%2
Post-dot-com plateau2002–2003£430k£398k-7.4%1
GFC & correction2008–2010£440k£483k+9.7%1
Help-to-Buy recovery2014–2016£625k£685k+9.6%1
Rate-rise correction2022–2022£1.02m£1.02m+0%2
Current market2024–2025£950k£815k-14.2%1

Buyer vs Seller Score

Composite market conditions index 0–100

84out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
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
Wembley Park Underground StationMetropolitan line
12 min walk
Wembley Stadium

Nearby stations

Wembley Park Underground StationJubilee · Metropolitan
15 min walk
Kingsbury Underground StationJubilee
20 min walk
Preston Road Underground StationMetropolitan
23 min walk
Wembley StadiumNational Rail
28 min walk
Neasden Underground StationJubilee
30 min walk
No bus stops within 400m

13

Walkability score

38

Footpaths (500m)

0

Santander docks (800m)

5.0 km

Nearest cycle dock

Central London commute times

London Bridge ★50 min
Victoria52 min ↑
Waterloo52 min ↑
Canary Wharf60 min ↑
City57 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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park630m
Santander docks (800m)0
Nearest cycle dock5.0 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: 9.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Brent Reservoir SSSI — 1.6 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

FORTY WILLOWS SURGERY

46 FORTY LANE, HA9 9HA

9 min walk

81%

Recommend GP

81%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 2.2 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

26

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 (518 m)

No restaurants within 800m — nearest: McDonald's (894 m)

Nearest supermarketLidl · 884 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)

574m

Post office

Nearby restaurants

McDonald's894 m
Sam's Chicken921 m

Nearby pubs

The George518 m
The Torch979 m

Nearby pharmacies

Asda934 m
Food hygiene (5-star)87% of 15

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Registered businesses

ALTMORE PRACTICE LIMITED
CENTRE FOR APPLIED SUSTAINABLE TRANSITION LAW LIMITED
CHRISTOU & CO ACCOUNTANCY PRACTICE LIMITED
DEMARCO ESTATE LTD
G MUKERJI UROLOGY CARE LIMITED

+5 more

Investment

Investment grade, yield and market outlook

44

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 score15/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

38.5

Price growth score

D
High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,451m
Crossrail 2 route10,615m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,040 nationally

1,759

Est. population

6,315/km²

54%

Employed

47%

Degree educated

£39,500

Median income

3.9%

Claimant rate

SuburbanMedium densityOwner occupiers / families

53

Community stability

Age profile

22%
21%
21%
19%
18%
Under 1822%
18–3421%
35–4921%
50–6419%
65+18%

Tenure

43%
32%
23%
Own outright43%
Own (mortgage)32%
Private rent23%
Social rent2%
Shared ownership0%
Rent free0%

Ethnicity

17%
40%
20%
White British13%
White Other18%
Asian40%
Black6%
Mixed3%
Other20%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine13%
No car household13%
Unemployed4%
No qualifications19%

Housing tenure (Census 2021)

Private rent23%
Social rent2%

vs. London

Income vs London-6.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
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
1
Under construction
0
Completed (3yr)
9
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
44 Queens Walk, London, NW9 8ER, 447 homes
completed
62 Dunster Drive, London, NW9 8EL2 homes
completed
55, 55, Glenwood Grove, NW9 8HL2 homes
completed
39, 39, Salmon Street, NW9 8PP1 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
19.7%
Election year
2022
MP
Barry Gardiner (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 8NT

Full postcodeNW9 8NT
Postcode districtNW9
BoroughLondon Borough of Brent
WardWelsh Harp
Latitude51.572018
Longitude-0.268885
Parliamentary constituencyBrent West
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
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