Queens Park · Brent · Queen's Park and Maida Vale constituency · 51.53169, -0.21543

W10 4BB— Queens Park, Brent

Location and area intelligence for W10 4BB, Queens Park, Brent

The family fortress

 

Schools 89%Safety 66/100Transport 47/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
66
Schools
53
Transport
47
Environment
66
Investment
46

The bottom line

W10 4BB offers exceptional schools (89% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

W10 4BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+3.3% vs London avg
vs London crime+87.0% vs London avg

Deep-dive guides for W10 4BB

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“The family fortress”

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How W10 4BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

53

Education score

Fair for families
★ Top school within 1km
—

Primary

Ark Franklin Primary Academy

Not yet inspected · 2 min walk

KS2: 109.1

—

Secondary

Queens Park Community School

Not yet inspected · Inspected Jan 2025 · 13 min walk

P8: +0.09A8: 49.9

89% of local schools rated Good or Outstanding · based on 29 schools within 1.5km

Above London average

Childcare

Childcare

College Green School and Services

Not inspected · 13 min walk

10 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

121.8 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1971.4%

+58% vs borough

Crime by type

Other30%
Violence & sexual offences22%
Anti-social behaviour18%
Theft8%
Burglary7%
Vehicle crime7%
Robbery4%
Drug offences4%

Road safety

96

Road safety score

4

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: North Kensington Fire Station · 1.1km

Crime is +87% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

W10 district median

£678,750

Based on 64 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£7,000/m²
Price per ft²£650/ft²
Avg floor area63.9 m²

EPC breakdown

B
12%
C
29%

Based on 41 properties · Confidence: high

Street mix

Flat 100%

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 yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£159,750
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,735
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2007–2025 · CAGR

+2.3%

Total change

+52%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.0%

per year

Acceleration

-4.27

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £450k–£500k · 80 sales

Property Type Mix

Total: 80 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£291k£291k+0%37
GFC & correction2010–2012£328k£295k-9.9%2
Help-to-Buy recovery2013–2016£335k£464k+38.4%3.5
Brexit uncertainty2017–2019£460k£415k-9.8%3
Pandemic surge2020–2021£450k£437k-3%3
Rate-rise correction2022–2023£470k£440k-6.4%3
Current market2024–2025£450k£441k-2%3.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.4% alpha

Flat/maisonette-1.4% α
Local
2.3%
District
3.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing1
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Kensal Green Underground StationBakerloo line
8 min walk
Kensal Rise

Nearby stations

Kensal Rise Rail StationMildmay
6 min walk
Kensal RiseNational Rail
6 min walk
Kensal Green Underground StationBakerloo
8 min walk
Kensal Green Rail StationLioness
9 min walk
Queens Park (London) Rail StationLioness
10 min walk
No bus stops within 400m

61

Walkability score

83

Footpaths (500m)

0

Santander docks (800m)

0.9 km

Nearest cycle dock

Central London commute times

London Bridge45 min ↑
Victoria ★44 min
Waterloo48 min ↑
Canary Wharf55 min ↑
City52 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

12

Car parks (800m)

3

EV chargers (800m)

Nearest car park321m
Santander docks (800m)0
Nearest cycle dock0.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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 waterLOW
Low
Air qualityLOW
NO₂: 22.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 87% of London
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.7 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 70%
More green space than 77% of London

Nearest SSSI: Brent Reservoir SSSI — 4.9 km

Energy

Solar: 855 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 3

Landslide susceptibility: Medium

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 yield855.0 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

SHIRLAND MEDICAL

QUEENS PARK HEALTH CENTRE, DART STREET, W10 4LD

7 min walk

91%

Recommend GP

91%

Overall GP experience

7

GPs within 1km

9

Dentists within 1km

Nearest hospitalSt Charles' Hospital · 1.1 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

22

Restaurants (800m)

22

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

14

Sports (1km)

4

Convenience

Nearest supermarketTesco Express · 108 m
6 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

381m

Post office

Nearby shops

Almada135 m
The Wine Market237 m
Willow Farm Food & Wine240 m
Pelican Food & Wine283 m

Nearby cafes

eX121 m
Wildcard139 m
Açai Carioca146 m
Harvist187 m

Nearby restaurants

Nando's110 m
Frigideira122 m
The Khas Tandoori Restaurant128 m
Polanco134 m

Nearby pubs

The Whippet Inn181 m
Paradise by way of Kensal Green321 m
Parlour Kensal345 m
The Chamberlayne348 m

Nearby gyms

Moberly Sports Centre115 m
appi Health Group294 m
Ellis Stockwell310 m
Yogarise Queen's Park399 m

Nearby pharmacies

Dollmead Pharmacy252 m
Greenfield Pharmacy273 m

Nearby health

Kensal Rise Dental Practise258 m
Pearl Dental Practice688 m
The Grove Dental Surgery870 m
Half Penny Steps Health Centre882 m
Food hygiene (5-star)70% of 94

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

JWA BLOOR LIMITED
MY UNIVERSE LTD
MY4THWALL LTD
PENMEDIA LTD
POST DIGITAL LTD

+1 more

Investment

Investment grade, yield and market outlook

46

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
2.8% (low)London avg: 3.8%Below average yield — bottom 67%
Gentrification score24/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

12/100

Velocity score

Future outlook

58.2

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,938m
Crossrail 2 route5,679m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,444 nationally

2,380

Est. population

8,151/km²

70%

Employed

56%

Degree educated

£43,400

Median income

6.7%

Claimant rate

Inner cityHigh densityYoung professionals

29

Community stability

Age profile

19%
33%
26%
16%
Under 1819%
18–3433%
35–4926%
50–6416%
65+6%

Tenure

21%
49%
18%
Own outright11%
Own (mortgage)21%
Private rent49%
Social rent18%
Shared ownership2%
Rent free0%

Ethnicity

29%
27%
13%
14%
White British30%
White Other27%
Asian13%
Black14%
Mixed8%
Other9%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine16%
No car household65%
Unemployed6%
No qualifications12%

Housing tenure (Census 2021)

Private rent49%
Social rent18%

vs. London

Income vs London+3.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
48
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
7
Local approval rate
82%
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)
38
Largest scheme
145 homes · Site B at 321-337, Site B at 321-337, Kensal Road, Grand Union Centre, Bounded by Ladroke Grove, West Row and Southern Row, W10 5DA
Pipeline pressure
NONE

Named schemes (500m)

MICHAELS VINEYARDS, 3-6, MICHAELS VINEYARDS, 3-6, BANISTER ROAD, W10 4AG77 homes
completed
Moberly Sports Centre, Moberly Sports Centre, Kilburn Lane, W10 4AH71 homes
completed
Land next to 35, Land next to 35, Chamberlayne Road, NW1050 homes
completed
75, 75, Kilburn Lane, W10 4AW37 homes
completed
10, 10, WELLINGTON ROAD, NW10 5LJ30 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
20.9%
Election year
2022
MP
Georgia Gould (Labour)
MP majority
14,913
Constituency
Queen's Park and Maida Vale

Councillors

Stephen CrabbLabour and Co-operative Party
Neil Benjamin NervaLabour and Co-operative Party
Eleanor SouthwoodLabour and Co-operative Party

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Key facts for W10 4BB

Full postcodeW10 4BB
Postcode districtW10
BoroughLondon Borough of Brent
WardQueens Park
Latitude51.531687
Longitude-0.215426
Parliamentary constituencyQueen's Park and Maida Vale
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
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TfL
Transport
for London
NHS
Digital
Companies
House
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Mail
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Agency
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