Welsh Harp · Brent · Brent East constituency · 51.58104, -0.25765

NW9 8TP— Welsh Harp, Brent

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

The family fortress

 

Schools 100%Safety 80/100Transport 18/100Yield 4.74%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
52
Safety
80
Schools
90
Transport
18
Environment
65
Investment
59

The bottom line

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

The catch: 58 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how NW9 8TP scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

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Location

NW9 8TP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+1.2% vs London avg
vs London crime+1.0% vs London avg

Deep-dive guides for NW9 8TP

🛡️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 8TP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Oliver Goldsmith Primary School

Good · Inspected Nov 2023 · 3 min walk

KS2: 106.2

—

Secondary

Kingsbury High School

Not yet inspected · 19 min walk

P8: +0.36A8: 48.7

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 50 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

65.8 incidents per 1,000 residents

Higher crime than 51% of London
→ Stable

-15% vs borough

Crime by type

Violence & sexual offences25%
Other19%
Anti-social behaviour13%
Vehicle crime11%
Burglary11%
Drug offences9%
Robbery6%
Theft6%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hendon Fire Station · 2.2km

Crime is +1% above London average

Property

Prices, sales volume and market trends

Avg floor area86 m²

EPC breakdown

E
1%

Based on 1 properties · Confidence: very_low

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£215,000
Rebuild cost per m²£2,500/m²

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

Council tax band Band DAnnual charge £1,952
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Colindale Underground StationNorthern line
20.3 min walk
Hendon

Nearby stations

HendonNational Rail
16 min walk
Kingsbury Underground StationJubilee
19 min walk
Colindale Underground StationNorthern
21 min walk
Hendon Central Underground StationNorthern
27 min walk
Burnt Oak Underground StationNorthern
31 min walk
No bus stops within 400m

11

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★58 min
Victoria60 min ↑
Waterloo61 min ↑
Canary Wharf68 min ↑
City64 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

29

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)17
Nearest car park117m
Santander docks (800m)0
Nearest cycle dock5.1 km

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: 9.3 km away✗ Not Green Belt✗ Not AONB63% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Brent Reservoir SSSI — 1.3 km

Energy

Solar: 851 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: UNKNOWN LITHOLOGY

Subsidence risk: Low

Shrink-swell: Low

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

WAKEMANS HILL SURGERY

1 WAKEMANS HILL AVENUE, NW9 0TA

9 min walk

71%

Recommend GP

71%

Overall GP experience

2

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 2.0 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

48

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Green Man (711 m)

No restaurants within 800m — nearest: Baskin-Robbins (779 m)

Nearest supermarketColindale Food Centre · 865 m
1 sports halls

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)

739m

Post office

Nearby shops

Best Deal Food & Wine781 m
Londis786 m
Daily Delights London Mini Market798 m
Royal Food & Wine809 m

Nearby cafes

Bizim Charcoal796 m
Costa837 m
Jane's Garden Café996 m

Nearby restaurants

Baskin-Robbins779 m
Sam's Chicken788 m
Sambal Express803 m
New Jersey Chicken816 m

Nearby pubs

The Green Man711 m
Erins Hope800 m
The Moon Under Water854 m
The George895 m

Nearby gyms

Silver Jubilee Park550 m
Old Master Gym682 m
Hurricane Room Colindale949 m
The Gym1.2 km

Nearby pharmacies

Alpha Pharmacy805 m
ProCare Pharmacy921 m
Food hygiene (5-star)77% of 44

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

59

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 score13/100
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

23.2

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,464m
Crossrail 2 route10,459m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,012 nationally

1,915

Est. population

7,681/km²

58%

Employed

33%

Degree educated

£42,500

Median income

4.0%

Claimant rate

SuburbanHigh densityMixed

42

Community stability

Age profile

21%
23%
22%
20%
Under 1821%
18–3424%
35–4922%
50–6421%
65+13%

Tenure

24%
22%
28%
25%
Own outright24%
Own (mortgage)22%
Private rent28%
Social rent25%
Shared ownership1%

Ethnicity

19%
26%
30%
13%
White British19%
White Other26%
Asian30%
Black13%
Mixed4%
Other7%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine21%
No car household33%
Unemployed4%
No qualifications24%

Housing tenure (Census 2021)

Private rent28%
Social rent25%

vs. London

Income vs London+1.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
3
Local approval rate
100%
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
0
Under construction
0
Completed (3yr)
9
Largest scheme
36 homes · ALLOTMENTS, ALLOTMENTS, ELTHORNE WAY, NW9
Pipeline pressure
NONE

Named schemes (500m)

ALLOTMENTS, ALLOTMENTS, ELTHORNE WAY, NW936 homes
completed
NORTHGATE CLINIC, NORTHGATE CLINIC, NORTHGATE DRIVE, GOLDSMITH AVENUE, NW935 homes
completed
Albion House, 470, Albion House, 470, Church Lane, NW9 8UA17 homes
completed
65, 65, Townsend Lane, NW9 8BP4 homes
completed
157, 157, Townsend Lane, NW9 8TU2 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 8TP

Full postcodeNW9 8TP
Postcode districtNW9
BoroughLondon Borough of Brent
WardWelsh Harp
Latitude51.581042
Longitude-0.257645
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