Welsh Harp · Brent · Brent East constituency · 51.56742, -0.26032

NW9 8TA— Welsh Harp, Brent

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

Strong, well-rated schools nearby

 

Schools 100%Safety 84/100Transport 18/100Yield 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
18
Environment
50
Investment
62

The bottom line

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

The catches: 51 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 8TA

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 8TA

🛡️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 8TA 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 · 8 min walk

KS2: 105.7

—

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 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 32 min walk

3 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)

0

Incidents (5yr)

Nearest station: Park Royal Fire Station (G29) · 3.5km

Crime is 38% below London average

Property

Prices, sales volume and market trends

Avg floor area128.6 m²

EPC breakdown

C
1%
D
5%
E
2%

Based on 8 properties · Confidence: low

Street mix

Semi 33%Detached 67%

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£321,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,735
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2015 · CAGR

+14.4%

Total change

+473%

Market Activity

Price Velocity & Acceleration

Current Velocity

+69.0%

per year

Acceleration

+54.75

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £600k–£700k · 6 sales

Property Type Mix

Total: 6 sales

Detached66.7%
Semi-detached33.3%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£148k£438k+196.6%1.5
GFC & correction2008–2008£500k£500k+0%1
Help-to-Buy recovery2015–2015£845k£845k+0%2

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
Neasden StationJubilee line
19.4 min walk
Hendon

Nearby stations

Wembley Park Underground StationJubilee · Metropolitan
17 min walk
Neasden Underground StationJubilee
21 min walk
HendonNational Rail
26 min walk
Dollis Hill Underground StationJubilee
28 min walk
Kingsbury Underground StationJubilee
29 min walk
No bus stops within 400m

33

Walkability score

112

Footpaths (500m)

0

Santander docks (800m)

4.4 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 park313m
Santander docks (800m)0
Nearest cycle dock4.4 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: 8.4 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 19%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 1.1 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

7 min walk

76%

Recommend GP

76%

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 · 4.4 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 (674 m)

Nearest supermarketLidl · 394 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)

856m

Post office

Nearby shops

Way 2 Save973 m

Nearby cafes

Jane's Garden Café589 m

Nearby restaurants

McDonald's427 m

Nearby pubs

The George674 m
Katie's Bar931 m
Food hygiene (5-star)79% 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

E

High street health

Registered businesses

HILL 16 LTD

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

7.8

Price growth score

E
High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,670m
Crossrail 2 route9,854m

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
Yes
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)

8, 8, COOMBE ROAD, NW1048 homes
completed
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
10 Blackbird Court, Birchen Grove, London, NW9 8SA6 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 8TA

Full postcodeNW9 8TA
Postcode districtNW9
BoroughLondon Borough of Brent
WardWelsh Harp
Latitude51.567422
Longitude-0.260316
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