Queensbury · Brent · Harrow East constituency · 51.58865, -0.27785

NW9 9DD— Queensbury, Brent

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

The family fortress

 

Schools 100%Safety 82/100Transport 36/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak transport

Liveability
59
Safety
82
Schools
60
Transport
36
Environment
56
Investment
48

The bottom line

NW9 9DD 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: 49 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

NW9 9DD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.1% vs London avg
vs London crime-16.0% vs London avg

Deep-dive guides for NW9 9DD

🛡️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 9DD 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

KS2: 105.6

—

Secondary

Kingsbury High School

Not yet inspected · 3 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

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.9 incidents per 1,000 residents

Better than 58% of London
→ Stable

-29% vs borough

Crime by type

Other31%
Violence & sexual offences20%
Anti-social behaviour14%
Vehicle crime13%
Theft7%
Robbery6%
Burglary6%
Drug offences3%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

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

Crime is 16% below 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£5,913/m²
Price per ft²£549/ft²
Avg floor area85.6 m²

EPC breakdown

C
8%
D
11%
E
4%

Based on 23 properties · Confidence: medium

Street mix

Semi 31%Terraced 69%

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£214,000
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

1998–2025 · CAGR

+5.2%

Total change

+289%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.7%

per year

Acceleration

+47.49

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £450k–£500k · 16 sales

Property Type Mix

Total: 16 sales

Semi-detached31.3%
Terraced68.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£130k£155k+19.3%1.5
Post-dot-com plateau2001–2004£158k£246k+56.2%1.3
Pre-crash peak2005–2005£258k£258k+0%2
Brexit uncertainty2017–2018£468k£530k+13.4%1.5
Pandemic surge2021–2021£525k£525k+0%1
Rate-rise correction2022–2023£625k£433k-30.8%1
Current market2025–2025£505k£505k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

27

Walkability score

7

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 park351m
Santander docks (800m)0
Nearest cycle dock6.3 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 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: 10.9 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 19%
More green space than 88% of London

Nearest SSSI: Brent Reservoir SSSI — 2.9 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

2

Care homes (1km)

Nearest hospital · 352 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

26

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 (261 m)

Nearest supermarketTesco Express · 441 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 & Spirits429 m
Mepani News436 m
Tariq Halal Butchers441 m
Kingsbury Halal Butchers447 m

Nearby cafes

Shake Time402 m
Costa412 m
Ragulan419 m
Joe's Bake and Bite831 m

Nearby restaurants

Shreeji Dosa House400 m
Sam's Chicken436 m
Hot Spott443 m
Pepe's451 m

Nearby pubs

Jürgen's Lounge261 m
Hennessys460 m
J.J. Moon's472 m

Nearby gyms

FitnessFirst406 m

Nearby pharmacies

Boots365 m

Nearby health

Kenton Dental Centre645 m
Queensbury Dental Surgery842 m
mydentist1.0 km
Food hygiene (5-star)56% of 80

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Registered businesses

A&D CONTRACTORS LTD
KINGSBURY FRUIT & VEG LIMITED
PIZZAAM LTD
RAINBOW ENTERPRISE LIMITED
RAJVI FRUIT AND VEGETABLE LIMITED

+2 more

Investment

Investment grade, yield and market outlook

48

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 score16/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months1

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

39.1

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,079m
Crossrail 2 route12,093m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,494 nationally

2,551

Est. population

9,712/km²

61%

Employed

38%

Degree educated

£43,300

Median income

5.1%

Claimant rate

SuburbanHigh densityEstablished mixed

44

Community stability

Age profile

23%
25%
23%
16%
Under 1823%
18–3425%
35–4923%
50–6416%
65+13%

Tenure

31%
27%
33%
Own outright31%
Own (mortgage)27%
Private rent33%
Social rent6%
Shared ownership2%

Ethnicity

21%
52%
White British7%
White Other21%
Asian52%
Black7%
Mixed3%
Other10%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine21%
No car household25%
Unemployed4%
No qualifications25%

Housing tenure (Census 2021)

Private rent33%
Social rent6%

vs. London

Income vs London+3.1%

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
194 homes · Car Park North East of Morrisons, Honeypot Lane, NW9 & Vacant Land at the junction of Westmoreland Road, NW9 and Cumberland Road, Stanmore, HA7, Car Park North East of Morrisons
Pipeline pressure
NONE

Named schemes (500m)

NEW KINGSBURY HOSPITAL, 106, NEW KINGSBURY HOSPITAL, 106, Honeypot Lane, Kingsbury, NW9 9QJ121 homes
completed
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
547, 547, Kingsbury Road, NW9 9EL3 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 9DD

Full postcodeNW9 9DD
Postcode districtNW9
BoroughLondon Borough of Brent
WardQueensbury
Latitude51.588651
Longitude-0.277853
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