Queensbury · Brent · Harrow East constituency · 51.59122, -0.26726

NW9 9BL— Queensbury, Brent

Location and area intelligence for NW9 9BL, Queensbury, Brent

The family fortress

 

Schools 100%Safety 84/100Transport 21/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
56
Safety
84
Schools
60
Transport
21
Environment
57
Investment
47

The bottom line

NW9 9BL 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: 53 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

NW9 9BL

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 9BL

🛡️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 9BL 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 · 5 min walk

—

Secondary

Kingsbury High School

Not yet inspected · 7 min walk

P8: +0.36A8: 48.7

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 67 min walk

4 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 2.5km

Crime is 26% 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£7,371/m²
Price per ft²£685/ft²
Avg floor area64.6 m²

EPC breakdown

C
2%
D
12%
E
5%
F
1%

Based on 20 properties · Confidence: medium

Street mix

Semi 10%Terraced 25%Detached 3%Flat 63%

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£161,500
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,952
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.8%

Total change

+845%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.6%

per year

Acceleration

-29.61

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £100k–£125k · 39 sales

Property Type Mix

Total: 39 sales

Detached2.6%
Semi-detached10.3%
Terraced23.1%
Flat/maisonette64.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£50k£95k+90%1.8
Post-dot-com plateau2001–2004£131k£195k+48.8%2
Pre-crash peak2006–2007£200k£224k+11.8%3.5
GFC & correction2009–2012£273k£333k+22%1.7
Help-to-Buy recovery2013–2016£201k£280k+39.3%1.7
Pandemic surge2020–2021£331k£448k+35.2%1.5
Current market2025–2025£473k£473k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.8% alpha

Flat/maisonette-1.8% α
Local
6.7%
District
8.5%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
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
Burnt Oak Underground StationNorthern line
15.7 min walk
Mill Hill Broadway

Nearby stations

Kingsbury Underground StationJubilee
13 min walk
Colindale Underground StationNorthern
16 min walk
Burnt Oak Underground StationNorthern
16 min walk
Queensbury Underground StationJubilee
17 min walk
Edgware Underground StationNorthern
32 min walk
No bus stops within 400m

17

Walkability score

13

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria ★53 min
Waterloo57 min ↑
Canary Wharf66 min ↑
City57 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

16

Car parks (800m)

1

EV chargers (800m)

Nearest car park413m
Santander docks (800m)0
Nearest cycle dock6.0 km

Nearby car parks

🅿️
Asda car park
413m

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 waterLOW
Low
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: 10.6 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 49%
More green space than 91% of London

Nearest SSSI: Brent Reservoir SSSI — 2.6 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

KINGSBURY HEALTH AND WELLBEING

245 STAG LANE, KINGSBURY, NW9 0EF

2 min walk

90%

Recommend GP

90%

Overall GP experience

6

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.0 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

28

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Green Man (854 m)

Nearest supermarketAldi · 512 m
2 tennis courts1 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)

1.0km

Post office

Nearby shops

Corner 4 News & Booze694 m
Ocean Groceries1.1 km
Bijal Food Centre1.2 km

Nearby cafes

Costa1.2 km

Nearby restaurants

Bang Bang Oriental Food Hall549 m
Nando's602 m
KFC669 m
Alkis699 m

Nearby pubs

The Green Man854 m

Nearby gyms

The Gym741 m
The Arch Climbing Wall: Arch North851 m

Nearby pharmacies

Asda573 m

Nearby health

Willow Tree Family Doctors206 m
Care Dental998 m
Food hygiene (5-star)80% of 35

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

INDITAL (UK) LIMITED
NE VAZQUEZ LTD
VAZQUEZ LTD

Investment

Investment grade, yield and market outlook

47

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 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

41.8

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,714m
Crossrail 2 route11,660m

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
Yes
Article 4 area
Yes
Listed buildings (800m)
2
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)
25
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
Land next to Harrod Court, Land next to Harrod Court, Stag Lane, London, NW911 homes
completed
6A and 7-8, Elmwood Crescent, London, NW9 0NL9 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
16.7%
Election year
2022
MP
Bob Blackman (Conservative)
MP majority
11,680
Constituency
Harrow East

Councillors

Kanta MistryConservative
Jayanti PatelConservative
Sandra KabirLabour

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Key facts for NW9 9BL

Full postcodeNW9 9BL
Postcode districtNW9
BoroughLondon Borough of Brent
WardQueensbury
Latitude51.591220
Longitude-0.267260
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