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Willesden market report NW10 1, London
The standing NW10 1 (Willesden) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 2,666 completed sales registered with HM Land Registry in NW10 1 (London) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 10 registered 2026 sales put the NW10 1 (London) median at £710,000, down 11% on five years earlier, with a mean of £717,800, and by floor area homes here have averaged about £7,270 per square metre over the last five years. Everything rests on 2,666 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
A postcode sector like NW10 1 is a single group of streets within NW10 (London), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where NW10 1 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What NW10 1 homes really sell for
Take the 10 registered 2026 sales in NW10 1 and the middle price, the median, is £710,000. The mean lands at £717,800, almost on top of it, so sales bunch tightly around the typical price.
NW10 1 prices by floor area
The last five years of sales put NW10 1 at roughly £7,270 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
Set against the £285,000 England and Wales median, NW10 1 sits 149% above the national market.
NW10 1's median sold price, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £710,000 | £710,000 | 10 |
| 2025 | £860,000 | £880,565 | 35 |
| 2024 | £770,000 | £818,668 | 43 |
| 2023 | £745,000 | £818,573 | 45 |
| 2022 | £650,000 | £762,199 | 80 |
| 2021 | £796,500 | £1,008,472 | 44 |
| 2020 | £775,000 | £1,005,579 | 35 |
| 2019 | £700,000 | £917,532 | 29 |
| 2018 | £640,000 | £853,132 | 36 |
| 2017 | £765,000 | £1,043,383 | 43 |
| 2016 | £555,500 | £777,150 | 60 |
| 2015 | £677,500 | £957,308 | 62 |
| 2014 | £438,500 | £622,089 | 79 |
| 2013 | £412,500 | £593,546 | 62 |
| 2012 | £465,000 | £684,422 | 55 |
| 2011 | £464,000 | £700,462 | 53 |
| 2010 | £340,000 | £533,208 | 63 |
| 2009 | £249,000 | £400,270 | 31 |
| 2008 | £250,000 | £409,803 | 51 |
| 2007 | £250,000 | £424,070 | 115 |
| 2006 | £292,000 | £506,875 | 123 |
| 2005 | £200,000 | £355,919 | 101 |
| 2004 | £192,500 | £349,618 | 111 |
| 2003 | £227,500 | £419,110 | 117 |
| 2002 | £168,000 | £316,091 | 139 |
| 2001 | £160,000 | £307,592 | 167 |
| 2000 | £130,000 | £255,125 | 141 |
| 1999 | £113,000 | £225,203 | 157 |
| 1998 | £92,000 | £185,709 | 178 |
| 1997 | £72,500 | £148,683 | 155 |
| 1996 | £82,600 | £174,200 | 128 |
| 1995 | £67,200 | £146,082 | 118 |
In cash terms the typical NW10 1 home went from £67,200 in 1995 to £710,000 in 2026, roughly 11 times the price. Inflation explains only part of it: in today's money the rise is still about 386%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2017; the current median sits about 32% below that. Someone who bought at the 2017 peak has not yet seen that price back in real terms.
Year-on-year change in the NW10 1 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2015 (+54.5% on the year before); the weakest, 2022 (−18.4%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −17.4% | −19.4% |
| 5 years (since 2021) | −2.3% | −6.8% |
| 10 years (since 2016) | +2.5% | −0.9% |
| 20 years (since 2006) | +4.5% | +1.7% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
The turnover behind the prices
Sales per year, counted
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The register shows 10 NW10 1 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 127 sales a year before the financial crisis and 43 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
What tenants pay around NW10 1
NW10 1 falls under Brent, where the ONS puts the average private rent at £2,005 a month (May 2026 figures). The spread runs from £1,571 a month for a typical one-bed to £3,048 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Brent
ONS Price Index of Private Rents, May 2026.
Set against the £710,000 median sold price, £2,005 a month is £24,060 a year, a gross yield of 3.4%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
What kind of market NW10 1 is
Only 10 sales completed here in the last twelve months of data, which makes NW10 1 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching. Within NW10, this sector trades 33% above the district median: one of the dearer corners of its district.
Asked and answered: NW10 1 (Willesden)
Are property prices falling in NW10 1 (Willesden)?
Is NW10 1 (Willesden) a good place to buy a house?
How much did a house sell for in NW10 1 (Willesden)?
Where do NW10 1 prices go next?
That question has no honest answer, only evidence. The evidence: the median is down 11% over five years in cash but down 30% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
What you could buy in NW10 now
Turning to what is actually available: 115 homes on the market right now, from 14 agents publishing to HomesIndex.
These cover the whole NW10 district, not just NW10 1: live asking prices are collected per district.
Of everything listed here, 30% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
- Flat 31, Frontenac Donnington Road, London
- Victor Road, London, NW10
- North Circular Road, London, NW10
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every NW10 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
What another bedroom costs in NW
Real sold prices by size across the NW area, straight from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | — | £992,500 | £1,400,000 (+41%) | £2,225,000 (+59%) |
| Semi-detached | — | £568,000 | £680,000 (+20%) | £969,000 (+43%) | £1,525,000 (+57%) |
| Terraced | £490,000 | £545,000 (+11%) | £720,000 (+32%) | £1,150,000 (+60%) | £1,850,000 (+61%) |
| Flat | £424,334 | £586,000 (+38%) | £922,500 (+57%) | £1,675,000 (+82%) | £2,550,500 (+52%) |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the NW area is the point: the same five years treated these districts very differently.
Winners and losers across the NW area, five years
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in NW10
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of NW10, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| NW10 0 | £385,000 | 12 |
| NW10 2 | £465,000 | 8 |
| NW10 3 | £1,050,000 | 23 |
| NW10 4 | £500,000 | 14 |
| NW10 5 | £650,000 | 44 |
| NW10 6 | £567,000 | 9 |
| NW10 7 | £430,000 | 14 |
| NW10 8 | £358,000 | 11 |
| NW10 9 | £395,000 | 13 |
Zoom out to the full NW10 district report for the type split, monthly volumes and how NW10 compares with its neighbours.
Thinking of selling in NW10 1? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in NW10 1, open the average prices map and zoom from the NW10 1 shading down to the sold homes on your own street. Every recorded NW10 1 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working NW10 1: the featured spot on this report is free for founding agents, one per district. Claim NW10 1.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to NW10 1. Free after a one click sign in.
Two maps carry on from here: every NW10 1 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.