Queensbury · Brent · Brent West constituency · 51.58467, -0.27650

NW9 9PL— Queensbury, Brent

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

The family fortress

 

Schools 100%Safety 76/100Transport 40/100Yield 4.74%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
76
Schools
60
Transport
40
Environment
76
Investment
60

The bottom line

NW9 9PL 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.

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Location

NW9 9PL

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-1.2% vs London avg
vs London crime+37.0% vs London avg

Deep-dive guides for NW9 9PL

🛡️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 9PL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Kingsbury Green Primary School

Not yet inspected · 6 min walk

KS2: 106.8

—

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 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 59 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

89.3 incidents per 1,000 residents

Higher crime than 67% of London
→ Stable

+16% vs borough

Crime by type

Other38%
Anti-social behaviour19%
Violence & sexual offences17%
Burglary8%
Theft7%
Vehicle crime6%
Robbery5%
Drug offences1%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 2.6km

Crime is +37% above London average

Property

Prices, sales volume and market trends

Avg floor area125 m²

EPC breakdown

C
5%
D
10%
E
2%
F
1%

Based on 18 properties · Confidence: medium

Street mix

Semi 88%Terraced 12%

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

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£312,500
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, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,386
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2021 · CAGR

+7.9%

Total change

+574%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.9%

per year

Acceleration

-43.94

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £400k–£450k · 17 sales

Property Type Mix

Total: 17 sales

Semi-detached88.2%
Terraced11.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£107k£187k+75.2%1.5
Post-dot-com plateau2001–2004£290k£325k+12.1%1.3
Pre-crash peak2005–2005£326k£326k+0%2
GFC & correction2008–2012£385k£400k+3.9%1
Help-to-Buy recovery2014–2014£485k£485k+0%1
Brexit uncertainty2019–2019£708k£708k+0%2
Pandemic surge2021–2021£721k£721k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.3% alpha

Semi-detached+0.3% α
Local
4.9%
District
4.6%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position40

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
1.5 min walk
Wembley Stadium

Nearby stations

Kingsbury Underground StationJubilee
2 min walk
Queensbury Underground StationJubilee
16 min walk
Preston Road Underground StationMetropolitan
24 min walk
Burnt Oak Underground StationNorthern
27 min walk
Colindale Underground StationNorthern
27 min walk
No bus stops within 400m

35

Walkability score

27

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)

Total spaces (800m)17
Nearest car park294m
Santander docks (800m)0
Nearest cycle dock6.0 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: 10.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 40%
More green space than 99% of London

Nearest SSSI: Brent Reservoir SSSI — 2.6 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

2 min walk

71%

Recommend GP

71%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 753 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

6

Restaurants (800m)

3

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

2

Convenience

Nearest supermarketTesco Express · 336 m
5 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D
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 & Spirits149 m
Mepani News161 m
Tariq Halal Butchers268 m
Kingsbury Halal Butchers280 m

Nearby cafes

Shake Time191 m
Costa207 m
Ragulan216 m

Nearby restaurants

Shreeji Dosa House187 m
Sam's Chicken255 m
Hot Spott273 m
Pepe's292 m

Nearby pubs

Hennessys218 m
J.J. Moon's243 m
Jürgen's Lounge619 m
The Green Man664 m

Nearby gyms

FitnessFirst244 m

Nearby pharmacies

Boots94 m

Nearby health

Kenton Dental Centre619 m
Food hygiene (5-star)59% of 76

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

A

High street health

Registered businesses

DRON TILES AND STONE LTD
KITCHENS AND BATHROOMS 4 U LTD
M1NZ AI TECHNOLOGY SOLUTIONS LTD

Investment

Investment grade, yield and market outlook

60

Investment score

Good

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

41

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,725m
Crossrail 2 route11,773m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,692 nationally

1,623

Est. population

12,710/km²

57%

Employed

40%

Degree educated

£41,500

Median income

3.3%

Claimant rate

SuburbanHigh densityOwner occupiers / families

48

Community stability

Age profile

21%
21%
22%
17%
19%
Under 1821%
18–3421%
35–4922%
50–6417%
65+19%

Tenure

41%
26%
30%
Own outright41%
Own (mortgage)26%
Private rent30%
Social rent3%
Shared ownership0%

Ethnicity

21%
52%
White British13%
White Other21%
Asian52%
Black5%
Mixed2%
Other8%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine18%
No car household20%
Unemployed4%
No qualifications23%

Housing tenure (Census 2021)

Private rent30%
Social rent3%

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)
24

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
13
Largest scheme
143 homes · 1-3, 1-3, The Mall, Harrow, HA3
Pipeline pressure
NONE

Named schemes (500m)

CAR PARK NEXT TO SAINSBURYS, CAR PARK NEXT TO SAINSBURYS, BERKELEY ROAD, NW910 homes
completed
547, 547, Kingsbury Road, NW9 9EL3 homes
completed
13 Wyndale Avenue, London, NW9 9PT, 132 homes
completed
19 Wyndale Avenue, London, NW9 9PT2 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 9PL

Full postcodeNW9 9PL
Postcode districtNW9
BoroughLondon Borough of Brent
WardQueensbury
Latitude51.584665
Longitude-0.276502
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