The bottom line
NW9 9ED offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.
The catches: 49 min to london bridge — above average for this zone and 24 Japanese knotweed sites within 400m — may affect mortgage applications.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how NW9 9ED scores on each.
Toggle a question above to see how NW9 9ED meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for NW9 9ED
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Postcode Personality
“The family fortress”
How NW9 9ED has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
60
Education score
Primary
Roe Green Junior School
Not yet inspected · 8 min walk
KS2: 105.6
Secondary
Kingsbury High School
Not yet inspected · 7 min walk
100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km
Childcare
Childcare
Fawood Nursery School & Family Wellbeing Centre
Good · 60 min walk
6 primaries · 2 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
89.3 incidents per 1,000 residents
+16% vs borough
Crime by type
Road safety
93
Road safety score
3
Accidents (5yr)
1
KSI (5yr)
4
Serious within 200m
Fire risk
LOW
Risk band
0
Incidents (1yr)
1
Incidents (5yr)
Nearest station: Stanmore Fire Station (G22) · 2.5km
Crime is +37% above London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 23 properties · Confidence: medium
Street mix
LHA rates — North West London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
2001–2022 · CAGR
+6%
Total change
+242%
Market Activity
Price Velocity & Acceleration
Current Velocity
+23.3%
per year
Acceleration
+91.41
change in velocity
Market State
Strong growth
Price Distribution
P25: £75k–£100k · P75: £600k–£700k · 9 sales
Property Type Mix
Total: 9 sales
By decade
2000s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Post-dot-com plateau | 2001–2004 | £78k | £126k | +62.6% | 2.5 |
| Pre-crash peak | 2005–2005 | £129k | £129k | +0% | 1 |
| Brexit uncertainty | 2018–2018 | £675k | £675k | +0% | 1 |
| Pandemic surge | 2021–2021 | £215k | £215k | +0% | 1 |
| Rate-rise correction | 2022–2022 | £265k | £265k | +0% | 1 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Flat/maisonette
+-0.4% alpha
CAGR over 3yr data window. Alpha = local CAGR − district CAGR.
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Balanced Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
42
Walkability score
37
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
4
Car parks (800m)
0
EV chargers (800m)
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
100%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Brent Reservoir SSSI — 2.7 km
Energy
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
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
BRAMPTON HEALTH CENTRE
5 BRAMPTON ROAD, KINGSBURY, NW9 9BY
1 min walk
71%
Recommend GP
71%
Overall GP experience
4
GPs within 1km
5
Dentists within 1km
2
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
26
Parks (1km)
6
Restaurants (800m)
3
Cafes (800m)
3
Pubs (400m)
2
Pharmacies (800m)
0
Gyms (1km)
6
Sports (1km)
5
Convenience
Nightlife (500m)
0
Nightclubs
3
Late-night venues
1
Libraries (1km)
0
Cinemas (2km)
1.6km
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Registered businesses
+4 more
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
60
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
41
Price growth score
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 6/10
Around average
Index of Multiple Deprivation
Rank: 17,692 nationally
1,623
Est. population
12,710/km²
57%
Employed
40%
Degree educated
£41,500
Median income
3.3%
Claimant rate
48
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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