Kingsbury · Brent · Harrow East constituency · 51.58934, -0.26522

NW9 9AD— Kingsbury, Brent

Location and area intelligence for NW9 9AD, Kingsbury, Brent

The family fortress

 

Schools 100%Safety 84/100Transport 18/100Yield 4.74%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
56
Safety
84
Schools
60
Transport
18
Environment
54
Investment
59

The bottom line

NW9 9AD 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: 54 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

NW9 9AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.1% vs London avg
vs London crime-26.0% vs London avg

Deep-dive guides for NW9 9AD

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How NW9 9AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Roe Green Junior School

Not yet inspected · 6 min walk

—

Secondary

Kingsbury High School

Not yet inspected · 8 min walk

P8: +0.36A8: 48.7

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 64 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

48.0 incidents per 1,000 residents

Better than 64% of London
→ Stable

-38% vs borough

Crime by type

Other26%
Anti-social behaviour18%
Violence & sexual offences17%
Vehicle crime15%
Burglary14%
Robbery4%
Drug offences3%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

2

Incidents (1yr)

21

Incidents (5yr)

Nearest station: Mill Hill Fire Stn · 3.2km

Crime is 26% below London average

Property

Prices, sales volume and market trends

Avg floor area56.1 m²

EPC breakdown

B
26%
C
47%
D
1%
E
2%
F
2%

Based on 78 properties · Confidence: high

Street mix

Semi 57%Detached 29%Other 14%

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£140,250
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,952
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2018 · CAGR

+3.6%

Total change

+77%

Market Activity

Price Velocity & Acceleration

Current Velocity

+23.9%

per year

Acceleration

+11.95

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 6 sales

Property Type Mix

Total: 6 sales

Detached33.3%
Semi-detached66.7%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£334k£425k+27.3%1.5
GFC & correction2010–2010£476k£476k+0%2
Brexit uncertainty2018–2018£590k£590k+0%1

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
Burnt Oak Underground StationNorthern line
18 min walk
Hendon

Nearby stations

Kingsbury Underground StationJubilee
13 min walk
Colindale Underground StationNorthern
16 min walk
Burnt Oak Underground StationNorthern
19 min walk
Queensbury Underground StationJubilee
19 min walk
HendonNational Rail
26 min walk
No bus stops within 400m

23

Walkability score

42

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

19

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)17
Nearest car park191m
Santander docks (800m)0
Nearest cycle dock5.8 km

Nearby car parks

🅿️
Asda car park
502m

Connectivity

Broadband and mobile coverage

98%

Full fibre

94%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed483 Mbps
Median download447 Mbps
Superfast coverage98%
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: 10.3 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 22%
More green space than 82% of London

Nearest SSSI: Brent Reservoir SSSI — 2.4 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 yield850.6 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

0 min walk

63%

Recommend GP

63%

Overall GP experience

6

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.2 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

26

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Green Man (658 m)

Nearest supermarketM&S Foodhall · 608 m
1 tennis courts

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)

1.3km

Post office

Nearby shops

Corner 4 News & Booze863 m

Nearby cafes

Home Store Cafe784 m

Nearby restaurants

Bang Bang Oriental Food Hall558 m
KFC663 m
Nando's690 m
McDonald's724 m

Nearby pubs

The Green Man658 m
Chandos Arms807 m

Nearby gyms

The Gym648 m
The Arch Climbing Wall: Arch North1.1 km

Nearby pharmacies

Asda625 m

Nearby health

Willow Tree Family Doctors47 m
Food hygiene (5-star)80% of 78

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

E

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 score16/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

29.4

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,469m
Crossrail 2 route11,422m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,794 nationally

1,936

Est. population

8,005/km²

61%

Employed

39%

Degree educated

£43,300

Median income

4.0%

Claimant rate

SuburbanHigh densityOwner occupiers / families

48

Community stability

Age profile

22%
23%
22%
17%
16%
Under 1822%
18–3423%
35–4922%
50–6417%
65+16%

Tenure

38%
29%
28%
Own outright38%
Own (mortgage)29%
Private rent28%
Social rent4%
Shared ownership2%

Ethnicity

19%
25%
41%
White British19%
White Other25%
Asian41%
Black6%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine19%
No car household24%
Unemployed3%
No qualifications22%

Housing tenure (Census 2021)

Private rent28%
Social rent4%

vs. London

Income vs London+3.1%

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)
24
Largest scheme
460 homes · Land at Junction of, Land at Junction of, Capitol Way, Edgware Road, NW9
Pipeline pressure
NONE

Named schemes (500m)

Roberts Court, Roberts Court, Stag Lane, NW9 9AD40 homes
completed
EX BOAKES YARD, CHERRY TREE COURT, EX BOAKES YARD, CHERRY TREE COURT, STAG LANE, ROE GREEN, NW939 homes
completed
LAND REAR OF, 9-27, LAND REAR OF, 9-27, WESTFIELD CLOSE, NW9 0EF16 homes
completed
HOLY INNOCENTS PARISH CHURCH HALL SITE, HOLY INNOCENTS PARISH CHURCH HALL SITE, ROE GREEN, NW9 0PG12 homes
completed
Land next to Harrod Court, Land next to Harrod Court, Stag Lane, London, NW911 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
28.4%
Election year
2022
MP
Bob Blackman (Conservative)
MP majority
11,680
Constituency
Harrow East

Councillors

Saqib Ilyas ButtLabour
Shama TatlerLabour

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Key facts for NW9 9AD

Full postcodeNW9 9AD
Postcode districtNW9
BoroughLondon Borough of Brent
WardKingsbury
Latitude51.589337
Longitude-0.265224
Parliamentary constituencyHarrow 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