Queensbury · Brent · Brent West constituency · 51.58861, -0.27686

NW9 9DB— Queensbury, Brent

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

The family fortress

 

Schools 100%Safety 75/100Transport 40/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
58
Safety
75
Schools
60
Transport
40
Environment
56
Investment
53

The bottom line

NW9 9DB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 49 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

NW9 9DB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.2% vs London avg
vs London crime+53.0% vs London avg

Deep-dive guides for NW9 9DB

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How NW9 9DB 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 · 4 min walk

KS2: 105.6

—

Secondary

Kingsbury High School

Not yet inspected · 2 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 · 64 min walk

5 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

99.4 incidents per 1,000 residents

Higher crime than 75% of London
→ Stable

+29% vs borough

Crime by type

Other32%
Anti-social behaviour19%
Violence & sexual offences17%
Vehicle crime10%
Robbery7%
Theft6%
Burglary6%
Drug offences3%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 2.2km

Crime is +53% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£7,316/m²
Price per ft²£680/ft²
Avg floor area89.7 m²

EPC breakdown

C
4%
D
11%
F
1%

Based on 16 properties · Confidence: medium

Street mix

Terraced 56%Flat 44%

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£224,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1996–2025 · CAGR

+7.6%

Total change

+736%

Market Activity

Price Velocity & Acceleration

Current Velocity

+68.8%

per year

Acceleration

+95.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £175k–£200k · 9 sales

Property Type Mix

Total: 9 sales

Terraced55.6%
Flat/maisonette44.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£76k£80k+5.3%1
Pre-crash peak2005–2007£186k£180k-3%1
GFC & correction2010–2010£205k£205k+0%1
Pandemic surge2020–2021£510k£376k-26.2%1.5
Current market2025–2025£635k£635k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Kingsbury Underground StationJubilee line
5.3 min walk
Wembley Stadium

Nearby stations

Kingsbury Underground StationJubilee
6 min walk
Queensbury Underground StationJubilee
11 min walk
Burnt Oak Underground StationNorthern
23 min walk
Colindale Underground StationNorthern
25 min walk
Preston Road Underground StationMetropolitan
28 min walk
No bus stops within 400m

27

Walkability score

12

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★49 min
Victoria51 min ↑
Waterloo51 min ↑
Canary Wharf59 min ↑
City56 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park416m
Santander docks (800m)0
Nearest cycle dock6.2 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: 10.8 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 22%
More green space than 87% of London

Nearest SSSI: Brent Reservoir SSSI — 2.8 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): 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

BRAMPTON HEALTH CENTRE

5 BRAMPTON ROAD, KINGSBURY, NW9 9BY

4 min walk

71%

Recommend GP

71%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 412 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

6

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Jürgen's Lounge (328 m)

Nearest supermarketTesco Express · 478 m
3 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

1

Libraries (1km)

0

Cinemas (2km)

1.5km

Post office

Nearby shops

London Wines & Spirits439 m
Mepani News447 m
Tariq Halal Butchers468 m
Kingsbury Halal Butchers475 m

Nearby cafes

Shake Time419 m
Costa431 m
Ragulan439 m
Joe's Bake and Bite880 m

Nearby restaurants

Shreeji Dosa House416 m
Sam's Chicken461 m
Hot Spott471 m
Pepe's481 m

Nearby pubs

Jürgen's Lounge328 m
Hennessys479 m
J.J. Moon's494 m

Nearby gyms

FitnessFirst431 m

Nearby pharmacies

Boots358 m

Nearby health

Kenton Dental Centre699 m
Queensbury Dental Surgery887 m
mydentist1.0 km
Food hygiene (5-star)60% of 75

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

ELRAM HOLDINGS LIMITED
ELRAM MTS LIMITED
GOZO MIX LTD
JAY DABASIA LIMITED
MERK EDUCATION CONSULTANTS LIMITED

+3 more

Investment

Investment grade, yield and market outlook

53

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 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

35.1

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,023m
Crossrail 2 route12,033m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,532 nationally

2,183

Est. population

7,510/km²

59%

Employed

37%

Degree educated

£41,500

Median income

4.2%

Claimant rate

Inner cityHigh densityEstablished mixed

37

Community stability

Age profile

23%
27%
22%
16%
Under 1823%
18–3427%
35–4922%
50–6416%
65+12%

Tenure

30%
17%
42%
Own outright30%
Own (mortgage)17%
Private rent42%
Social rent10%
Shared ownership1%
Rent free0%

Ethnicity

24%
49%
White British9%
White Other24%
Asian49%
Black5%
Mixed2%
Other11%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine22%
No car household33%
Unemployed7%
No qualifications24%

Housing tenure (Census 2021)

Private rent42%
Social rent10%

vs. London

Income vs London-1.2%

Planning

Conservation areas and development

Conservation area
No
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)
72
Largest scheme
121 homes · NEW KINGSBURY HOSPITAL, 106, NEW KINGSBURY HOSPITAL, 106, Honeypot Lane, Kingsbury, NW9 9QJ
Pipeline pressure
NONE

Named schemes (500m)

CAR PARK NEXT TO SAINSBURYS, CAR PARK NEXT TO SAINSBURYS, BERKELEY ROAD, NW910 homes
completed
Land rear of 234, Princes Avenue, London, Land rear of 2346 homes
completed
Garages next to 7, Garages next to 7, Princes Close, NW94 homes
completed
56, 56, Girton Avenue, NW9 9SU2 homes
completed
17 Brampton Road, London, NW9 9BX2 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
16.7%
Election year
2022
MP
Barry Gardiner (Labour)
MP majority
11,680
Constituency
Harrow East

Councillors

Kanta MistryConservative
Jayanti PatelConservative
Sandra KabirLabour

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Key facts for NW9 9DB

Full postcodeNW9 9DB
Postcode districtNW9
BoroughLondon Borough of Brent
WardQueensbury
Latitude51.588609
Longitude-0.276858
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