Welsh Harp · Brent · Brent East constituency · 51.56910, -0.26276

NW9 8SS— Welsh Harp, Brent

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

Strong, well-rated schools nearby

 

Schools 100%Safety 84/100Transport 23/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
53
Safety
84
Schools
60
Transport
23
Environment
47
Investment
49

The bottom line

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

The catch: 51 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

NW9 8SS

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 8SS

🛡️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 8SS 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 · 11 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 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 36 min walk

3 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Park Royal Fire Station (G29) · 3.7km

Crime is 31% 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£5,009/m²
Price per ft²£465/ft²
Avg floor area110.9 m²

EPC breakdown

C
4%
D
7%
E
3%

Based on 14 properties · Confidence: medium

Street mix

Semi 96%Terraced 4%

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£277,250
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (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

1997–2025 · CAGR

+5.8%

Total change

+389%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.7%

per year

Acceleration

-16.85

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £300k–£350k · 26 sales

Property Type Mix

Total: 26 sales

Semi-detached96.2%
Terraced3.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£111k£174k+57.5%1.5
Post-dot-com plateau2001–2004£175k£280k+60%2
Pre-crash peak2006–2007£320k£350k+9.4%2
GFC & correction2008–2009£353k£215k-39%1
Help-to-Buy recovery2015–2016£480k£520k+8.3%1.5
Pandemic surge2020–2021£515k£573k+11.2%1.5
Current market2025–2025£540k£540k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.3% alpha

Semi-detached-0.3% α
Local
5.8%
District
6.1%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

68out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing3
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
14.6 min walk
Hendon

Nearby stations

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

27

Walkability score

62

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 park424m
Santander docks (800m)0
Nearest cycle dock4.5 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

95%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed481 Mbps
Median download442 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: 8.7 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 16%
Less green space than 82% 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): 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

8 min walk

69%

Recommend GP

69%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospital · 2.7 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)

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 (485 m)

Nearest supermarketLidl · 497 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)

660m

Post office

Nearby cafes

Jane's Garden Café554 m

Nearby restaurants

McDonald's648 m

Nearby pubs

The George485 m
Food hygiene (5-star)74% of 43

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

FLY SERVICES LIMITED

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 score15/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

33.6

Price growth score

D
High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,917m
Crossrail 2 route10,089m

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)
0

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
12
Largest scheme
48 homes · 8, 8, COOMBE ROAD, NW10
Pipeline pressure
LOW

Named schemes (500m)

Former Blarney Stone, Former Blarney Stone, Blackbird Hill, Old Church lane, NW9 8RR36 homes
completed
ST. ANDREWS VICARAGE, ST. ANDREWS VICARAGE, CHURCH LANE, NW915 homes
completed
15 & 17 Tudor Gardens, London, NW9 8RL, 15 & 179 homes
completed
19, 19A-D, 21 & 21A-E,, 19, 19A-D, 21 & 21A-E,, Tudor Gardens, NW9 8RL5 homes
completed
151A-D, Church Lane, London, NW9 8JU4 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 8SS

Full postcodeNW9 8SS
Postcode districtNW9
BoroughLondon Borough of Brent
WardWelsh Harp
Latitude51.569104
Longitude-0.262762
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