Queens Park · Brent · Queen's Park and Maida Vale constituency · 51.53276, -0.20859

W10 4BQ— Queens Park, Brent

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

High-connectivity investment target

 

Bottom 25% LondonSchools 90%Safety 70/100Transport 58/100Yield 3.84%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
70
Schools
54
Transport
58
Environment
77
Investment
59

The bottom line

W10 4BQ offers exceptional schools (90% Good/Outstanding), low crime, fast broadband and a green environment at £500,000 median — a strong choice for Families.

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Location

W10 4BQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-3.8% vs London avg
vs London income+3.3% vs London avg
vs London crime+42.0% vs London avg

Deep-dive guides for W10 4BQ

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How W10 4BQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

54

Education score

Fair for families
★ Top school within 1km
—

Primary

Wilberforce Primary

Not yet inspected · 1 min walk

KS2: 111.0

—

Secondary

Queens Park Community School

Not yet inspected · Inspected Jan 2025 · 14 min walk

P8: +0.09A8: 49.9

90% of local schools rated Good or Outstanding · based on 34 schools within 1.5km

Better than 75% of London

Childcare

★★

Childcare

Dorothy Gardner Nursery School

Good · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

92.2 incidents per 1,000 residents

Higher crime than 69% of London
↑ Rising 894.7%

+20% vs borough

Crime by type

Other27%
Violence & sexual offences23%
Anti-social behaviour15%
Burglary9%
Vehicle crime8%
Theft7%
Drug offences5%
Robbery5%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

4

Incidents (1yr)

8

Incidents (5yr)

Nearest station: North Kensington Fire Station · 1.2km

Crime is +42% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£500,000

Median sale price

4% below London median

£500,000 is 4% below the London median (£520,000)

+15.8%

This year

Flat

Dominant type

Price history

5-year change
-6.0%
Sales (24 months)7
New build0.0%
Avg terraced£399,500
Avg flat£550,000
Price per m²£7,825/m²
Price per ft²£727/ft²
Avg floor area65.8 m²

EPC breakdown

C
27%
D
32%
E
7%

Based on 66 properties · Confidence: high

Street mix

Terraced 16%Detached 1%Flat 75%Other 8%

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

Stamp duty

Standard buyer£12,500
First-time buyerFTB
£3,750
Additional propertyBTL/2nd
£27,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

11.5×

Price-to-income

£2,501/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£164,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,952
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.3%

Total change

+733%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.0%

per year

Acceleration

+36.11

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £250k–£300k · 85 sales

Property Type Mix

Total: 85 sales

Detached1.2%
Terraced17.6%
Flat/maisonette81.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£157k+161.7%3
Post-dot-com plateau2001–2004£128k£175k+37.3%3
Pre-crash peak2005–2007£225k£288k+27.8%5
GFC & correction2008–2012£308k£380k+23.6%2.6
Help-to-Buy recovery2013–2016£344k£508k+47.5%3.5
Brexit uncertainty2019–2019£495k£495k+0%1
Pandemic surge2021–2021£532k£532k+0%3
Rate-rise correction2022–2022£450k£450k+0%1
Current market2024–2025£400k£500k+25%4

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+4.5% alpha

Weakest performer

Flat/maisonette

+1.4% alpha

Terraced+4.5% α
Local
14.8%
District
10.3%
Flat/maisonette+1.4% α
Local
7.7%
District
6.3%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing1
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Queen's Park Underground StationBakerloo line
3.3 min walk
Queens Park (London)

Nearby stations

Queens Park (London) Rail StationLioness
4 min walk
Queens Park (London)National Rail
4 min walk
Queen's Park Underground StationBakerloo
4 min walk
Kensal Rise Rail StationMildmay
10 min walk
Brondesbury Park Rail StationMildmay
11 min walk
No bus stops within 400m

50

Walkability score

107

Footpaths (500m)

1

Santander docks (800m)

0.8 km

Nearest cycle dock

Central London commute times

London Bridge37 min ↑
Victoria ★36 min
Waterloo38 min ≈
Canary Wharf47 min ↑
City41 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

22

Car parks (800m)

4

EV chargers (800m)

Nearest car park149m
Santander docks (800m)1
Nearest cycle dock0.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed492 Mbps
Median download447 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: 14.0 µg/m³ · PM2.5: 7.0 µg/m³
Better than 96% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.3 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 70%
More green space than 81% of London

Nearest SSSI: Brent Reservoir SSSI — 5.0 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

3 min walk

91%

Recommend GP

91%

Overall GP experience

10

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 1.3 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

63

Parks (1km)

18

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

14

Sports (1km)

4

Convenience

No pubs within 400m — nearest: The Alice House (365 m)

Nearest supermarketCo-op Food · 507 m
6 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

413m

Post office

Nearby shops

Yathu Food & Wine152 m
Yogi Supermarket177 m
7 Seas Grocerie Store243 m
Coronation Mini Market265 m

Nearby cafes

Café Noir191 m
Aya Cafe286 m
Coffee Station294 m
Coffeeholic322 m

Nearby restaurants

Ida201 m
Beirut By Bite213 m
Ali Baba237 m
Sam's Chicken274 m

Nearby pubs

The Alice House365 m
The Salusbury377 m
Wolfpack486 m
The Whippet Inn646 m

Nearby gyms

Re:Connect Studio59 m
Yogarise Queen's Park151 m
Drop Gym449 m
Fitness First498 m

Nearby pharmacies

Dollmead Pharmacy666 m
Greenfield Pharmacy676 m
Medicare Pharmacy755 m
Dillons Chemist1.0 km

Nearby health

Pearl Dental Practice202 m
Shirland Road Medical Centre526 m
Kensal Rise Dental Practise687 m
Half Penny Steps Health Centre746 m
Food hygiene (5-star)67% of 81

Business

Local businesses registered here

Active businesses
46
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
25
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Registered businesses

500 GROUP LIMITED
BCS CONTRACTS LTD
CONSULTANCY CHAMBERS LIMITED
CREATIVE SAMPLE STUDIO LTD
D.S.P.G. LIMITED

+15 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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score20/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months2

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

17/100

Velocity score

Future outlook

65

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,573m
Crossrail 2 route5,239m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,833 nationally

2,049

Est. population

12,401/km²

64%

Employed

61%

Degree educated

£43,400

Median income

4.1%

Claimant rate

Urban coreHigh densityYoung professionals

37

Community stability

Age profile

19%
26%
24%
17%
14%
Under 1819%
18–3426%
35–4924%
50–6417%
65+14%

Tenure

22%
20%
37%
20%
Own outright22%
Own (mortgage)20%
Private rent37%
Social rent20%
Shared ownership1%

Ethnicity

39%
25%
White British39%
White Other25%
Asian11%
Black11%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine14%
No car household49%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Private rent37%
Social rent20%

vs. London

Income vs London+3.3%
Price vs London-3.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
17
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
9
Local approval rate
94%
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)
37
Largest scheme
279 homes · MOZART ESTATE, MOZART ESTATE, DOWNLAND STREET, W10
Pipeline pressure
NONE

Named schemes (500m)

MOZART ESTATE, MOZART ESTATE, DOWNLAND STREET, W10279 homes
completed
PADDINGTON COLLEGE ANNEXE, PADDINGTON COLLEGE ANNEXE, BEETHOVEN STREET, W1052 homes
completed
SEVERN HOUSE (1-30), MOZART ESTATE, SEVERN HOUSE (1-30), MOZART ESTATE, BEETHOVEN ROAD, W1022 homes
completed
(1-30) ONSLOW HOUSE, MOZART ESTATE, (1-30) ONSLOW HOUSE, MOZART ESTATE, BEETHOVEN STREET, DART STREET, W1020 homes
completed
ONSLOW HOUSE (1-30), 1, ONSLOW HOUSE (1-30), 1, DOWLAND STREET, W10 4LW16 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£500,000)

£12,500

Standard buyer

£3,750

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for W10 4BQ

Full postcodeW10 4BQ
Postcode districtW10
BoroughLondon Borough of Brent
WardQueens Park
Latitude51.532761
Longitude-0.208593
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
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey