Welsh Harp · Brent · Brent West constituency · 51.56590, -0.26502

NW9 8RP— Welsh Harp, Brent

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

 

Schools 100%Safety 70/100Transport 26/100Yield 4.74%⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
48
Safety
70
Schools
60
Transport
26
Environment
47
Investment
57

The bottom line

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

The catches: very high noise — check proximity to rail lines; 51 min to london bridge — above average for this zone and 98 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW9 8RP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-6.0% vs London avg
vs London crime+50.0% vs London avg

Deep-dive guides for NW9 8RP

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

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How NW9 8RP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Margaret Clitherow RC Primary School

Not yet inspected · 9 min walk

KS2: 103.3

—

Secondary

Michaela Community School

Not yet inspected · 13 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 · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

97.5 incidents per 1,000 residents

Higher crime than 73% of London
↑ Rising 918.8%

+26% vs borough

Crime by type

Other26%
Violence & sexual offences23%
Anti-social behaviour17%
Burglary10%
Vehicle crime9%
Drug offences6%
Theft4%
Robbery4%

Stop & search

3.6

per 1,000 residents

→ Stable

trend

Road safety

78

Road safety score

14

Accidents (5yr)

2

KSI (5yr)

6

Serious within 200m

MEDIUM pedestrian risk3 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Park Royal Fire Station (G29) · 3.4km

Crime is +50% above London average

Property

Prices, sales volume and market trends

Avg floor area61.2 m²

EPC breakdown

C
13%
D
1%

Based on 14 properties · Confidence: medium

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

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£153,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,735
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2016 · CAGR

+7.6%

Total change

+366%

Market Activity

Price Velocity & Acceleration

Current Velocity

+69.2%

per year

Acceleration

+92.76

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 13 sales

Property Type Mix

Total: 13 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£74k+25.4%1.2
Post-dot-com plateau2001–2002£75k£119k+58.7%1
Pre-crash peak2005–2006£132k£213k+61%1.5
GFC & correction2008–2008£163k£163k+0%2
Help-to-Buy recovery2016–2016£275k£275k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-4.3% alpha

Flat/maisonette-4.3% α
Local
8.2%
District
12.5%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
12.1 min walk
Wembley Stadium

Nearby stations

Wembley Park Underground StationJubilee · Metropolitan
13 min walk
Neasden Underground StationJubilee
21 min walk
Wembley StadiumNational Rail
24 min walk
Preston Road Underground StationMetropolitan
27 min walk
Kingsbury Underground StationJubilee
29 min walk
No bus stops within 400m

31

Walkability score

57

Footpaths (500m)

0

Santander docks (800m)

4.5 km

Nearest cycle dock

Central London commute times

London Bridge ★51 min
Victoria53 min ↑
Waterloo53 min ↑
Canary Wharf61 min ↑
City58 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 park204m
Santander docks (800m)0
Nearest cycle dock4.5 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.6 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 16%
Less green space than 83% of London

Nearest SSSI: Brent Reservoir SSSI — 1.5 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): 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 yield850.7 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE TUDOR HOUSE MEDICAL CENTRE

1 CHALKHILL ROAD, HA9 9DS

2 min walk

76%

Recommend GP

76%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospital · 3.0 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)

1

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 (866 m)

Nearest supermarketLidl · 154 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)

1.0km

Post office

Nearby cafes

Jane's Garden Café914 m

Nearby restaurants

McDonald's452 m

Nearby pubs

The George866 m

Nearby pharmacies

Asda724 m
Food hygiene (5-star)84% of 32

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

ACCADIA MANAGEMENT CO. LIMITED

Investment

Investment grade, yield and market outlook

57

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

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

15.6

Price growth score

E
High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,841m
Crossrail 2 route10,076m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,686 nationally

1,672

Est. population

7,240/km²

51%

Employed

35%

Degree educated

£39,500

Median income

6.2%

Claimant rate

SuburbanHigh densityEstablished mixed

40

Community stability

Age profile

24%
21%
21%
18%
16%
Under 1824%
18–3421%
35–4921%
50–6418%
65+16%

Tenure

27%
21%
34%
17%
Own outright27%
Own (mortgage)21%
Private rent34%
Social rent17%
Shared ownership1%

Ethnicity

14%
26%
27%
16%
White British14%
White Other26%
Asian27%
Black10%
Mixed6%
Other17%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine17%
No car household31%
Unemployed4%
No qualifications25%

Housing tenure (Census 2021)

Private rent34%
Social rent17%

vs. London

Income vs London-6.0%

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)
98

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
21
Largest scheme
149 homes · FORMER NEASDEN HIGH SCHOOL, FORMER NEASDEN HIGH SCHOOL, QUAINTON STREET, NW10 0BG
Pipeline pressure
LOW

Named schemes (500m)

1 CHERRYLAND CLOSE, 81, 1 CHERRYLAND CLOSE, 81, DEANSCROFT AVENUE, SALMON STREET (30-34), NW939 homes
completed
Former Blarney Stone, Former Blarney Stone, Blackbird Hill, Old Church lane, NW9 8RR36 homes
completed
1-31 JENNER HOUSE, 1-31 JENNER HOUSE, BUDDINGS CIRCLE, HA915 homes
completed
ST. ANDREWS VICARAGE, ST. ANDREWS VICARAGE, CHURCH LANE, NW915 homes
completed
5 - 7, 5 - 7, Chalkhill Road, Wembley, HA9 9DS13 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 8RP

Full postcodeNW9 8RP
Postcode districtNW9
BoroughLondon Borough of Brent
WardWelsh Harp
Latitude51.565900
Longitude-0.265020
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
Ordnance
Survey