Welsh Harp · Brent · Brent West constituency · 51.58378, -0.26539

NW9 8UJ— Welsh Harp, Brent

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

The family fortress

 

Schools 100%Safety 79/100Transport 26/100Yield 4.74%

Best for: Families

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Car-dependent area — limited public transport

Liveability
52
Safety
79
Schools
60
Transport
26
Environment
76
Investment
60

The bottom line

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

The catches: high noise levels nearby and 54 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

NW9 8UJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-1.2% vs London avg
vs London crime+21.0% vs London avg

Deep-dive guides for NW9 8UJ

🛡️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 8UJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Robert Southwell Catholic Primary School

Not yet inspected · 4 min walk

KS2: 108.1

—

Secondary

Kingsbury High School

Not yet inspected · 12 min walk

P8: +0.36A8: 48.7

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 56 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

78.4 incidents per 1,000 residents

Higher crime than 60% of London
→ Stable

+2% vs borough

Crime by type

Violence & sexual offences29%
Other22%
Anti-social behaviour22%
Vehicle crime14%
Burglary5%
Theft4%
Robbery3%
Drug offences2%

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hendon Fire Station · 2.6km

Crime is +21% above London average

Property

Prices, sales volume and market trends

Avg floor area79.9 m²

EPC breakdown

B
1%
C
4%
D
3%
E
1%

Based on 9 properties · Confidence: low

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£199,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
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

1997–2019 · CAGR

+7%

Total change

+344%

Market Activity

Price Velocity & Acceleration

Current Velocity

+19.4%

per year

Acceleration

+8.20

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 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 boom1997–1999£72k£84k+16.7%1
Post-dot-com plateau2003–2003£180k£180k+0%1
Pre-crash peak2006–2007£183k£248k+35.9%1.5
GFC & correction2011–2011£190k£190k+0%1
Help-to-Buy recovery2013–2015£202k£268k+32.7%1.3
Brexit uncertainty2019–2019£320k£320k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.4% alpha

Flat/maisonette-1.4% α
Local
3.5%
District
4.9%

CAGR over 8yr 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
Kingsbury Underground StationJubilee line
10.8 min walk
Hendon

Nearby stations

Kingsbury Underground StationJubilee
12 min walk
Colindale Underground StationNorthern
21 min walk
Queensbury Underground StationJubilee
23 min walk
HendonNational Rail
24 min walk
Burnt Oak Underground StationNorthern
26 min walk
No bus stops within 400m

13

Walkability score

55

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★54 min
Victoria57 min ↑
Waterloo56 min ↑
Canary Wharf64 min ↑
City61 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

10

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)17
Nearest car park150m
Santander docks (800m)0
Nearest cycle dock5.5 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.9 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Brent Reservoir SSSI — 1.9 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

WILLOW TREE FAMILY DOCTORS

343B STAG LANE, NW9 9AD

8 min walk

63%

Recommend GP

63%

Overall GP experience

4

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 1.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

19

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Bang Bang Oriental Food Hall (1.1 km)

Nearest supermarketLoon Fung · 1.1 km
1 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
981 licensed premises in borough386 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1000m

Post office

Nearby restaurants

Bang Bang Oriental Food Hall1.1 km

Nearby pubs

The Green Man121 m
The George1.2 km

Nearby health

Willow Tree Family Doctors658 m
Food hygiene (5-star)74% of 62

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

60

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

17.4

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,070m
Crossrail 2 route11,075m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,343 nationally

1,875

Est. population

11,703/km²

60%

Employed

35%

Degree educated

£41,500

Median income

8.0%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

36

Community stability

Age profile

27%
22%
24%
17%
Under 1827%
18–3422%
35–4924%
50–6417%
65+10%

Tenure

15%
19%
34%
30%
Own outright15%
Own (mortgage)19%
Private rent34%
Social rent30%
Shared ownership1%
Rent free0%

Ethnicity

14%
22%
31%
18%
White British14%
White Other22%
Asian31%
Black18%
Mixed5%
Other10%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine21%
No car household38%
Unemployed5%
No qualifications24%

Housing tenure (Census 2021)

Private rent34%
Social rent30%

vs. London

Income vs London-1.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
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)
29
Largest scheme
40 homes · Roberts Court, Roberts Court, Stag Lane, NW9 9AD
Pipeline pressure
NONE

Named schemes (500m)

EX BOAKES YARD, CHERRY TREE COURT, EX BOAKES YARD, CHERRY TREE COURT, STAG LANE, ROE GREEN, NW939 homes
completed
The Green Man PH Car Park, The Green Man PH Car Park, Old Kenton Lane, Sunningdale Gardens, NW9 8YG28 homes
completed
Albion House, 470, Albion House, 470, Church Lane, NW9 8UA17 homes
completed
244-254, 244-254, KINGSBURY ROAD, NW914 homes
completed
HOLY INNOCENTS PARISH CHURCH HALL SITE, HOLY INNOCENTS PARISH CHURCH HALL SITE, ROE GREEN, NW9 0PG12 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
19.7%
Election year
2022
MP
Barry Gardiner (Labour)
MP majority
11,680
Constituency
Harrow East

Councillors

Mary Elizabeth MitchellLabour
Amer Hussain AghaLabour
Harbi Elmi FarahLabour

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Key facts for NW9 8UJ

Full postcodeNW9 8UJ
Postcode districtNW9
BoroughLondon Borough of Brent
WardWelsh Harp
Latitude51.583782
Longitude-0.265392
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