Queensbury · Brent · Harrow East constituency · 51.59432, -0.27778

NW9 9TX— Queensbury, Brent

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

Strong, well-rated schools nearby

 

Schools 100%Safety 83/100Transport 31/100Yield 4.74%

Best for: Families

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Car-dependent area — limited public transport

Liveability
57
Safety
83
Schools
60
Transport
31
Environment
50
Investment
59

The bottom line

NW9 9TX offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families 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 9TX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.1% vs London avg
vs London crime-22.0% vs London avg

Deep-dive guides for NW9 9TX

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How NW9 9TX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Stag Lane Primary School

Not yet inspected · Inspected Oct 2024 · 8 min walk

KS2: 107.8

—

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 · 72 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

50.5 incidents per 1,000 residents

Better than 62% of London
→ Stable

-35% vs borough

Crime by type

Anti-social behaviour23%
Violence & sexual offences23%
Other19%
Vehicle crime12%
Burglary10%
Drug offences8%
Theft3%
Robbery1%

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) · 1.7km

Crime is 22% below London average

Property

Prices, sales volume and market trends

Avg floor area79.1 m²

EPC breakdown

C
2%
D
9%
E
2%
F
1%

Based on 14 properties · Confidence: medium

Street mix

Semi 65%Terraced 12%Detached 3%Flat 18%Other 3%

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£197,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 250 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

1995–2022 · CAGR

+8%

Total change

+695%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.3%

per year

Acceleration

-5.17

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £100k–£125k · 33 sales

Property Type Mix

Total: 33 sales

Detached3%
Semi-detached66.7%
Terraced12.1%
Flat/maisonette18.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£76k£118k+55.6%2.4
Post-dot-com plateau2001–2004£161k£259k+60.7%2.5
Pre-crash peak2005–2007£265k£238k-10.4%2
GFC & correction2010–2010£173k£173k+0%1
Help-to-Buy recovery2013–2014£348k£340k-2.3%1.5
Brexit uncertainty2019–2019£525k£525k+0%1
Pandemic surge2021–2021£575k£575k+0%1
Rate-rise correction2022–2022£600k£600k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.3% alpha

Semi-detached+0.3% α
Local
8.9%
District
8.6%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

27out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Queensbury Underground StationJubilee line
6.8 min walk
Mill Hill Broadway

Nearby stations

Queensbury Underground StationJubilee
7 min walk
Kingsbury Underground StationJubilee
13 min walk
Burnt Oak Underground StationNorthern
17 min walk
Canons Park Underground StationJubilee
24 min walk
Colindale Underground StationNorthern
24 min walk
No bus stops within 400m

30

Walkability score

62

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

2

Car parks (800m)

1

EV chargers (800m)

Nearest car park539m
Santander docks (800m)0
Nearest cycle dock6.6 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: 11.3 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 49%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 3.3 km

Energy

Solar: 851 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: UNKNOWN LITHOLOGY

Subsidence risk: Low

Shrink-swell: Low

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

MOLLISON WAY SURGERY

45C-46 SOUTH PARADE, MOLLISON WAY, HARROW, HA8 5QL

5 min walk

69%

Recommend GP

69%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 514 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

25

Parks (1km)

7

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Jürgen's Lounge (615 m)

Nearest supermarketA Day Fresh · 384 m
1 tennis courts

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)

1.0km

Post office

Nearby shops

Food 4 Less478 m
Hamilton News511 m
Sugar & Spice Mini Market536 m
Tariq Halal Butchers1.1 km

Nearby cafes

Joe's Bake and Bite538 m
Shake Time1.0 km
Costa1.0 km
Ragulan1.0 km

Nearby restaurants

American Fried Express389 m
The Perfect Plaice420 m
Pomodoro Rosso421 m
Maruthi Rice and Curry484 m

Nearby pubs

Jürgen's Lounge615 m
Hennessys1.1 km
J.J. Moon's1.1 km

Nearby gyms

FitnessFirst1.0 km

Nearby pharmacies

Boots994 m

Nearby health

mydentist427 m
Queensbury Dental Surgery493 m
Food hygiene (5-star)61% of 44

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
2
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

BAROTBROTHERS LIMITED
BEST ROAD CHOICE LTD
BOLTI CART LIMITED
PHOENIX FINANCE CONSULTANCY LIMITED
S&I CLEANING CO (PVT) LTD

+5 more

Investment

Investment grade, yield and market outlook

59

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 score14/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

26.5

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,487m
Crossrail 2 route12,451m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,182 nationally

2,121

Est. population

16,016/km²

59%

Employed

36%

Degree educated

£43,300

Median income

5.2%

Claimant rate

SuburbanVery high densityEstablished mixed

41

Community stability

Age profile

23%
25%
21%
18%
Under 1823%
18–3426%
35–4921%
50–6418%
65+12%

Tenure

24%
21%
28%
23%
Own outright24%
Own (mortgage)21%
Private rent28%
Social rent23%
Shared ownership4%
Rent free0%

Ethnicity

18%
40%
16%
White British13%
White Other18%
Asian41%
Black17%
Mixed4%
Other9%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine18%
No car household25%
Unemployed5%
No qualifications24%

Housing tenure (Census 2021)

Private rent28%
Social rent23%

vs. London

Income vs London+3.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Planning apps (3 years)
3
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)
71
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)

LAND AT THE SOUTH-WESTERN END OF, LAND AT THE SOUTH-WESTERN END OF, DE HAVILLAND ROAD, HA8 6LB75 homes
completed
The Flying Eagle Public House, The Flying Eagle Public House, Mollison Way, Edgware, HA8 5QH6 homes
completed
14a/15a North Parade, 14a/15a North Parade, Mollison Way, HA5 1LY4 homes
completed
45a South Parade, 45a South Parade, Mollison Way, HA8 5QL2 homes
completed
41 South Parade, 41 South Parade, Mollison Way, Edgware, HA8 5QL2 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 9TX

Full postcodeNW9 9TX
Postcode districtNW9
BoroughLondon Borough of Brent
WardQueensbury
Latitude51.594324
Longitude-0.277782
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