Queensbury · Brent · Harrow East constituency · 51.59092, -0.27897

NW9 9LP— Queensbury, Brent

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

The family fortress

 

Schools 100%Safety 82/100Transport 29/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
59
Safety
82
Schools
60
Transport
29
Environment
56
Investment
47

The bottom line

NW9 9LP 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 victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

NW9 9LP

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 9LP

🛡️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 9LP 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

KS2: 105.6

—

Secondary

Kingsbury High School

Not yet inspected · 4 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 · 68 min walk

4 primaries · 1 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 1.9km

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£6,365/m²
Price per ft²£591/ft²
Avg floor area85.3 m²

EPC breakdown

C
4%
D
8%

Based on 12 properties · Confidence: medium

Street mix

Semi 11%Terraced 90%

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£213,250
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, 100 mm loft insulation
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

+6.3%

Total change

+527%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.4%

per year

Acceleration

-9.00

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £100k–£125k · 19 sales

Property Type Mix

Total: 19 sales

Semi-detached10.5%
Terraced89.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£84k£157k+87.2%2.2
Post-dot-com plateau2003–2003£250k£250k+0%1
GFC & correction2008–2010£246k£310k+26%1
Help-to-Buy recovery2016–2016£480k£480k+0%1
Rate-rise correction2023–2023£525k£525k+0%1
Current market2025–2025£527k£527k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.6% alpha

Terraced+0.6% α
Local
16.6%
District
16%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Kingsbury Underground StationJubilee line
8.1 min walk
South Kenton

Nearby stations

Queensbury Underground StationJubilee
8 min walk
Kingsbury Underground StationJubilee
8 min walk
Burnt Oak Underground StationNorthern
21 min walk
Colindale Underground StationNorthern
26 min walk
Canons Park Underground StationJubilee
27 min walk
No bus stops within 400m

23

Walkability score

10

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge59 min ↑
Victoria ★54 min
Waterloo58 min ↑
Canary Wharf68 min ↑
City58 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)

1

EV chargers (800m)

Nearest car park259m
Santander docks (800m)0
Nearest cycle dock6.4 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: 11.1 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 43%
More green space than 88% of London

Nearest SSSI: Brent Reservoir SSSI — 3.1 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

7 min walk

71%

Recommend GP

71%

Overall GP experience

7

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 213 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

23

Parks (1km)

14

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketTesco Express · 645 m
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
981 licensed premises in borough386 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

1.4km

Post office

Nearby shops

Sugar & Spice Mini Market589 m
Food 4 Less589 m
Hamilton News608 m
Tariq Halal Butchers665 m

Nearby cafes

Joe's Bake and Bite597 m
Shake Time644 m
Costa650 m
Ragulan655 m

Nearby restaurants

Maruthi Rice and Curry533 m
Sugar and Spice Lounge538 m
Marabar593 m
Hungry Head596 m

Nearby pubs

Jürgen's Lounge250 m
Hennessys697 m
J.J. Moon's703 m

Nearby gyms

FitnessFirst636 m

Nearby pharmacies

Boots626 m

Nearby health

Queensbury Dental Surgery598 m
mydentist766 m
Kenton Dental Centre772 m
Food hygiene (5-star)57% of 101

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Registered businesses

BERCULEANONE LIMITED
IRONBRIDGE LTD
KENCO (NW) LIMITED
LAKI ECONOMOS TC LTD
MSPCLOUDCONNECT LTD

+1 more

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 score17/100
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

4/100

Velocity score

Future outlook

44

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,300m
Crossrail 2 route12,299m

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
Planning apps (3 years)
1
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)
70
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
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
176 & 176A Princes Avenue, London, NW9 9JE2 homes
completed
56, 56, Girton Avenue, NW9 9SU2 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 9LP

Full postcodeNW9 9LP
Postcode districtNW9
BoroughLondon Borough of Brent
WardQueensbury
Latitude51.590915
Longitude-0.278965
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