Welsh Harp · Brent · Brent East constituency · 51.56740, -0.25895

NW9 8RY— Welsh Harp, Brent

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

Strong, well-rated schools nearby

 

Schools 100%Safety 84/100Transport 19/100Yield 4.74%⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
48
Safety
84
Schools
60
Transport
19
Environment
50
Investment
62

The bottom line

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

The catches: 50 min to london bridge — above average for this zone and 51 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW9 8RY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.4% vs London avg
vs London crime-38.0% vs London avg

Deep-dive guides for NW9 8RY

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How NW9 8RY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Wykeham Primary School

Not yet inspected · Inspected Nov 2024 · 7 min walk

KS2: 105.7

—

Secondary

E-ACT Crest Academy

Not yet inspected · 16 min walk

P8: +0.03A8: 42.6

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

40.4 incidents per 1,000 residents

Better than 71% of London
→ Stable

-48% vs borough

Crime by type

Violence & sexual offences24%
Anti-social behaviour23%
Other23%
Vehicle crime13%
Drug offences9%
Burglary6%
Theft4%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 3.0km

Crime is 38% below London average

Property

Prices, sales volume and market trends

Avg floor area101.4 m²

EPC breakdown

C
3%
D
10%
E
1%
F
4%

Based on 18 properties · Confidence: medium

Street mix

Semi 26%Terraced 21%Detached 16%Flat 32%Other 5%

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£253,500
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)
RoofPitched, 100 mm loft insulation
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

1999–2023 · CAGR

+3.7%

Total change

+140%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.1%

per year

Acceleration

-65.92

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £700k+ · 18 sales

Property Type Mix

Total: 18 sales

Detached16.7%
Semi-detached27.8%
Terraced22.2%
Flat/maisonette33.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£200k£157k-21.8%1.5
Post-dot-com plateau2001–2001£200k£200k+0%3
Pre-crash peak2006–2007£225k£295k+31.1%1.5
GFC & correction2010–2010£305k£305k+0%2
Brexit uncertainty2019–2019£636k£636k+0%2
Pandemic surge2021–2021£375k£375k+0%2
Rate-rise correction2022–2023£566k£480k-15.1%1.5

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
Neasden StationJubilee line
18.9 min walk
Hendon

Nearby stations

Wembley Park Underground StationJubilee · Metropolitan
19 min walk
Neasden Underground StationJubilee
20 min walk
HendonNational Rail
25 min walk
Dollis Hill Underground StationJubilee
28 min walk
Kingsbury Underground StationJubilee
30 min walk
No bus stops within 400m

30

Walkability score

95

Footpaths (500m)

0

Santander docks (800m)

4.3 km

Nearest cycle dock

Central London commute times

London Bridge ★50 min
Victoria53 min ↑
Waterloo53 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park244m
Santander docks (800m)0
Nearest cycle dock4.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

93%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed472 Mbps
Median download439 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: 8.3 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 1.0 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

CHURCH LANE SURGERY

282 CHURCH LANE, KINGSBURY, NW9 8LU

11 min walk

69%

Recommend GP

69%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 3.0 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The George (697 m)

Nearest supermarketLidl · 459 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)

877m

Post office

Nearby shops

Way 2 Save923 m
Tesco Express966 m

Nearby cafes

Jane's Garden Café554 m

Nearby restaurants

McDonald's425 m

Nearby pubs

The George697 m
Katie's Bar879 m

Nearby gyms

Silver Jubilee Park1.1 km

Nearby pharmacies

Clockwork Pharmacy975 m
Food hygiene (5-star)81% of 36

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
0
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

AHMED BROTHERS PROPERTIES LTD
GARDEN AND PLANT CENTRE DEVELOPMENTS LIMITED
LED SHINE LIMITED
LONDON NORTHWEST.COM LIMITED
LUTON CARDIOLOGY LTD

+5 more

Investment

Investment grade, yield and market outlook

62

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

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

8.7

Price growth score

E
High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,592m
Crossrail 2 route9,768m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,702 nationally

1,980

Est. population

23,446/km²

60%

Employed

30%

Degree educated

£39,300

Median income

7.7%

Claimant rate

SuburbanVery high densityRenters

30

Community stability

Age profile

32%
18%
25%
18%
Under 1832%
18–3418%
35–4925%
50–6418%
65+8%

Tenure

16%
17%
50%
15%
Own outright16%
Own (mortgage)17%
Private rent50%
Social rent15%
Shared ownership1%
Rent free0%

Ethnicity

14%
28%
16%
30%
White British14%
White Other28%
Asian16%
Black30%
Mixed4%
Other9%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine26%
No car household40%
Unemployed4%
No qualifications28%

Housing tenure (Census 2021)

Private rent50%
Social rent15%

vs. London

Income vs London-6.4%

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)
51

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
19
Largest scheme
140 homes · NEASDEN VILLAGE, 43, NEASDEN VILLAGE, 43, AYLESBURY STREET, NW10 0AR
Pipeline pressure
LOW

Named schemes (500m)

Press House, Press House, Press Road, NW10 0DW74 homes
completed
8, 8, COOMBE ROAD, NW1048 homes
completed
ST. ANDREWS VICARAGE, ST. ANDREWS VICARAGE, CHURCH LANE, NW915 homes
completed
10 Blackbird Court, Birchen Grove, London, NW9 8SA6 homes
completed
Flats A-C, 43 Blackbird Hill, London, NW9 8RS3 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 8RY

Full postcodeNW9 8RY
Postcode districtNW9
BoroughLondon Borough of Brent
WardWelsh Harp
Latitude51.567402
Longitude-0.258946
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