Queens Park · Brent · Queen's Park and Maida Vale constituency · 51.53304, -0.20574

W9 3EG— Queens Park, Brent

Location and area intelligence for W9 3EG, Queens Park, Brent

The family fortress

 

Top 10% LondonSchools 90%Safety 70/100Transport 60/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
73
Safety
70
Schools
90
Transport
60
Environment
76
Investment
45

The bottom line

W9 3EG offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

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Location

W9 3EG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for W9 3EG

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

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

“The family fortress”

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How W9 3EG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Wilberforce Primary

Not yet inspected · 3 min walk

KS2: 111.0

★★

Secondary

St Augustine's Federated Schools: CE High School

Good · Inspected Mar 2023 · 12 min walk

P8: +0.15A8: 49.4

100% of local schools rated Good or Outstanding · based on 31 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Dorothy Gardner Nursery School

Good · 7 min walk

14 primaries · 1 secondaries · 3 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)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: North Kensington Fire Station · 1.3km

Crime is +42% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

W9 district median

£645,000

Based on 309 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£7,782/m²
Price per ft²£723/ft²
Avg floor area78 m²

EPC breakdown

C
8%
D
12%
E
6%

Based on 26 properties · Confidence: medium

Street mix

Terraced 5%Flat 67%Other 29%

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
Rebuild cost estimate£195,000
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

+8.1%

Total change

+943%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.3%

per year

Acceleration

-64.77

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £150k–£175k · 15 sales

Property Type Mix

Total: 15 sales

Terraced6.7%
Flat/maisonette93.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£58k£150k+160.9%2
Post-dot-com plateau2004–2004£208k£208k+0%2
Pre-crash peak2006–2007£150k£235k+56.7%1.5
GFC & correction2009–2009£123k£123k+0%1
Help-to-Buy recovery2013–2013£340k£340k+0%1
Rate-rise correction2022–2022£575k£575k+0%1
Current market2025–2025£600k£600k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.1% alpha

Flat/maisonette+1.1% α
Local
12.3%
District
11.2%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

52out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Trend Position40

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
1.5 min walk
Queens Park (London)

Nearby stations

Queens Park (London) Rail StationLioness
1 min walk
Queens Park (London)National Rail
1 min walk
Queen's Park Underground StationBakerloo
2 min walk
Kilburn Park Underground StationBakerloo
10 min walk
Brondesbury Park Rail StationMildmay
11 min walk
3 bus routes · 7 stops within 400m · 75 buses/hr peak

70

Walkability score

148

Footpaths (500m)

1

Santander docks (800m)

0.7 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

25

Car parks (800m)

4

EV chargers (800m)

Nearest car park102m
Santander docks (800m)1
Nearest cycle dock0.7 km

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: 3.1 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 70%
More green space than 78% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 4.8 km

Energy

Solar: 855 kWh/kWp/yr

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

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

KILBURN PARTNERSHIP PCN HUB

WILLIAM DUNBAR HOUSE, ALBERT ROAD, NW6 5DE

2 min walk

8

GPs within 1km

8

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 1.5 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

84

Parks (1km)

22

Restaurants (800m)

12

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

8

Gyms (1km)

16

Sports (1km)

5

Convenience

Nearest supermarketCo-op Food · 451 m
6 tennis courts2 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)

330m

Post office

Nearby shops

7 Seas Grocerie Store50 m
Hilton Food & Wine74 m
POP Bakery108 m
Best Price News249 m

Nearby cafes

Café Noir25 m
Aya Cafe91 m
Coffeeholic127 m
Coffee Station135 m

Nearby restaurants

Beirut By Bite26 m
Ali Baba44 m
Sam's Chicken80 m
Falafel88 m

Nearby pubs

The Alice House216 m
The Salusbury280 m
Wolfpack387 m
Caramel612 m

Nearby gyms

Re:Connect Studio233 m
Yogarise Queen's Park317 m
Drop Gym391 m
Fitness First439 m

Nearby pharmacies

Medicare Pharmacy752 m
Browns Chemist888 m
Prince Chemist984 m
Dillons Chemist1.0 km

Nearby health

Pearl Dental Practice23 m
Shirland Road Medical Centre455 m
Health Centre747 m
Half Penny Steps Health Centre760 m
Food hygiene (5-star)66% of 89

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

45

Investment score

Moderate

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

Low gross yield (3.0%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
3.0% (low)London avg: 3.8%Below average yield — bottom 63%
Gentrification score22/100
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

4/100

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 route8,416m
Crossrail 2 route5,052m

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)
18
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
23
Planning apps (3 years)
6
Local approval rate
96%
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)
70
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
British Legion Hall, British Legion Hall, Albert Road, Salusbury Road, NW6 5DT144 homes
completed
Bond House, Hicks Bolton House, Wood House, 1-2 Denmark Road, Bond House, Hicks Bolton House, Wood House, 1-2 Denmark Road, Albert Road, Carlton Vale, NW6 5DP64 homes
completed
PADDINGTON COLLEGE ANNEXE, PADDINGTON COLLEGE ANNEXE, BEETHOVEN STREET, W1052 homes
completed
ST JUDES HOSTEL, ST JUDES HOSTEL, LANCEFIELD STREET, W1029 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 W9 3EG

Full postcodeW9 3EG
Postcode districtW9
BoroughLondon Borough of Brent
WardQueens Park
Latitude51.533041
Longitude-0.205742
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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