Queens Park · Brent · Queen's Park and Maida Vale constituency · 51.53297, -0.20892

W10 4BS— Queens Park, Brent

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

The family fortress

 

Top 10% LondonSchools 90%Safety 70/100Transport 58/100Low yield 2.83%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
73
Safety
70
Schools
54
Transport
58
Environment
77
Investment
56

The bottom line

W10 4BS offers exceptional schools (90% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: very high noise (65 dB) — check proximity to rail lines.

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Location

W10 4BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+3.3% vs London avg
vs London crime+42.0% vs London avg

Deep-dive guides for W10 4BS

🛡️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 4BS 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 · 2 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

12 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

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: North Kensington Fire Station · 1.3km

Crime is +42% above London average

Property

Prices, sales volume and market trends

Avg floor area131.8 m²

EPC breakdown

C
18%

Based on 18 properties · Confidence: medium

Street mix

Terraced 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

Energy & construction

Solar yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£329,500
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,952
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2005–2016 · CAGR

+5.6%

Total change

+82%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.3%

per year

Acceleration

-0.76

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £600k–£700k · 28 sales

Property Type Mix

Total: 28 sales

Terraced100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2006£358k£550k+53.8%9.5
Help-to-Buy recovery2015–2016£600k£650k+8.3%4.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-3.1% alpha

Terraced-3.1% α
Local
5.6%
District
8.7%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
3.4 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

45

Walkability score

90

Footpaths (500m)

0

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 park180m
Santander docks (800m)0
Nearest cycle dock0.8 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 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
NoiseVERY HIGH
rail · Rail Lden: 65 dB
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.3 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 55%
More green space than 82% 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

4 min walk

91%

Recommend GP

91%

Overall GP experience

8

GPs within 1km

6

Dentists within 1km

1

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

59

Parks (1km)

18

Restaurants (800m)

12

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

7

Gyms (1km)

16

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Alice House (369 m)

Nearest supermarketCo-op Food · 492 m
6 tennis courts1 swimming pools2 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)

404m

Post office

Nearby shops

Yathu Food & Wine150 m
Yogi Supermarket174 m
7 Seas Grocerie Store266 m
Hilton Food & Wine291 m

Nearby cafes

Café Noir214 m
Coffee Station302 m
Aya Cafe309 m
Coffeeholic345 m

Nearby restaurants

Ida196 m
Beirut By Bite236 m
Ali Baba260 m
Sam's Chicken297 m

Nearby pubs

The Alice House369 m
The Salusbury372 m
Wolfpack479 m
The Whippet Inn627 m

Nearby gyms

Re:Connect Studio79 m
Yogarise Queen's Park163 m
Drop Gym436 m
Fitness First484 m

Nearby pharmacies

Dollmead Pharmacy642 m
Greenfield Pharmacy652 m
Medicare Pharmacy784 m
Dillons Chemist1.0 km

Nearby health

Pearl Dental Practice225 m
Shirland Road Medical Centre559 m
Kensal Rise Dental Practise664 m
Half Penny Steps Health Centre774 m
Food hygiene (5-star)69% of 80

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

MRZ SERVICES & MANAGEMENT LIMITED

Investment

Investment grade, yield and market outlook

56

Investment score

Good

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 score21/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

48.9

Price growth score

C
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,604m
Crossrail 2 route5,266m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
16
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
8
Local approval rate
93%
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)
35
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

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Key facts for W10 4BS

Full postcodeW10 4BS
Postcode districtW10
BoroughLondon Borough of Brent
WardQueens Park
Latitude51.532972
Longitude-0.208917
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
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