Queensbury · Brent · Brent West constituency · 51.58639, -0.28230

NW9 9QL— Queensbury, Brent

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

The practical family move

 

Schools 100%Safety 75/100Transport 41/100Yield 4.74%⚠ Knotweed sites nearby

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
57
Safety
75
Schools
90
Transport
41
Environment
48
Investment
67

The bottom line

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

The catches: high noise levels nearby; 50 min to london bridge — above average for this zone and 1 Japanese knotweed site 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 9QL scores on each.

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Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how NW9 9QL meets your needs.

Location

NW9 9QL

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 9QL

🛡️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🔒 Very Safe

“The practical family move”

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How NW9 9QL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Sinai Jewish Primary School

Not yet inspected · Inspected Nov 2024 · 9 min walk

KS2: 107.0

★★

Secondary

JFS

Good · Inspected Apr 2022 · 8 min walk

P8: +1.19A8: 64.1

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 · 62 min walk

5 primaries · 3 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

7

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

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

Crime is +53% above London average

Property

Prices, sales volume and market trends

Avg floor area88.4 m²

EPC breakdown

C
1%
D
3%
E
3%

Based on 7 properties · Confidence: low

Street mix

Semi 25%Terraced 75%

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£221,000
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

1996–2020 · CAGR

+7.1%

Total change

+422%

Market Activity

Price Velocity & Acceleration

Current Velocity

+69.4%

per year

Acceleration

+17.60

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £450k–£500k · 8 sales

Property Type Mix

Total: 8 sales

Semi-detached25%
Terraced75%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£77k£156k+102.9%1.3
Post-dot-com plateau2003–2003£237k£237k+0%1
Pandemic surge2020–2020£402k£402k+0%3

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

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
3.6 min walk
South Kenton

Nearby stations

Kingsbury Underground StationJubilee
4 min walk
Queensbury Underground StationJubilee
11 min walk
Preston Road Underground StationMetropolitan
23 min walk
Burnt Oak Underground StationNorthern
28 min walk
Kenton Underground StationBakerloo
31 min walk
No bus stops within 400m

48

Walkability score

70

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★50 min
Victoria53 min ↑
Waterloo53 min ↑
Canary Wharf60 min ↑
City57 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 park151m
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 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
NoiseHIGH
road
Noisier 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 AONB5% green spaceTree canopy: 67%
Below average green space

Nearest SSSI: Brent Reservoir SSSI — 3.0 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

THE FRYENT WAY SURGERY

22 FRYENT WAY, KINGSBURY, NW9 9SB

5 min walk

70%

Recommend GP

70%

Overall GP experience

4

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 460 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.0 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)

4

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

3

Convenience

Nearest supermarketTesco Express · 142 m
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

1.8km

Post office

Nearby shops

Prahova194 m
Kingsbury Halal Butchers199 m
Tariq Halal Butchers206 m
Mepani News300 m

Nearby cafes

Ragulan241 m
Costa248 m
Shake Time259 m
Joe's Bake and Bite918 m

Nearby restaurants

Nando's178 m
Pepe's191 m
Hot Spott203 m
Sam's Chicken214 m

Nearby pubs

J.J. Moon's252 m
Hennessys265 m
Jürgen's Lounge329 m

Nearby gyms

FitnessFirst209 m

Nearby pharmacies

Boots371 m

Nearby health

Kenton Dental Centre249 m
Kenton Clinic702 m
Queensbury Dental Surgery957 m
Food hygiene (5-star)58% of 76

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

A Q BUTT TRADING COMPANY LTD

Investment

Investment grade, yield and market outlook

67

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 score15/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

32.2

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,158m
Crossrail 2 route12,215m

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
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

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)

1-3, 1-3, The Mall, Harrow, HA3143 homes
completed
NEW KINGSBURY HOSPITAL, 106, NEW KINGSBURY HOSPITAL, 106, Honeypot Lane, Kingsbury, NW9 9QJ121 homes
completed
The Willows, 136 Honeypot Lane, London, NW9 9QA, 136 The Willows61 homes
completed
Prince Of Wales PH, Prince Of Wales PH, Kingsbury Road, NW9 9HR44 homes
completed
CAR PARK NEXT TO SAINSBURYS, CAR PARK NEXT TO SAINSBURYS, BERKELEY ROAD, NW910 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 9QL

Full postcodeNW9 9QL
Postcode districtNW9
BoroughLondon Borough of Brent
WardQueensbury
Latitude51.586387
Longitude-0.282297
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