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Willesden market report NW10 5, London
The NW10 5 (Willesden) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 5,547 HM Land Registry entries for NW10 5 (London), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: 44 registered 2026 sales put the NW10 5 (London) median at £650,000, down 4% on five years earlier, with a mean of £804,400, and by floor area homes here have averaged about £8,800 per square metre over the last five years. Everything rests on 5,547 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
A postcode sector like NW10 5 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 5 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.
Today's NW10 5 prices, from the sold record
The NW10 5 median stands at £650,000 for 2026, built from 44 registered sales; the mean, the figure usually quoted as the "average house price", is £804,400, a long way above it, which tells you a few very expensive sales are pulling the average up.
What a square metre costs in NW10 5
The last five years of sales put NW10 5 at roughly £8,800 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.
For scale: the England and Wales median is £285,000, so NW10 5 trades 128% above the country as a whole.
The price of a typical NW10 5 home, 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 | £650,000 | £650,000 | 44 |
| 2025 | £670,000 | £686,022 | 149 |
| 2024 | £835,000 | £887,777 | 145 |
| 2023 | £692,500 | £760,888 | 114 |
| 2022 | £863,500 | £1,012,552 | 160 |
| 2021 | £680,000 | £860,968 | 161 |
| 2020 | £697,500 | £905,021 | 100 |
| 2019 | £617,500 | £809,395 | 108 |
| 2018 | £620,500 | £827,138 | 98 |
| 2017 | £700,000 | £954,730 | 113 |
| 2016 | £645,000 | £902,361 | 137 |
| 2015 | £625,000 | £883,125 | 177 |
| 2014 | £600,000 | £851,205 | 169 |
| 2013 | £469,000 | £674,844 | 163 |
| 2012 | £375,000 | £551,953 | 157 |
| 2011 | £357,000 | £538,933 | 159 |
| 2010 | £350,000 | £548,890 | 154 |
| 2009 | £305,000 | £490,290 | 95 |
| 2008 | £368,800 | £604,541 | 110 |
| 2007 | £341,500 | £579,279 | 220 |
| 2006 | £265,000 | £460,006 | 227 |
| 2005 | £250,000 | £444,899 | 204 |
| 2004 | £240,500 | £436,795 | 202 |
| 2003 | £224,500 | £413,583 | 232 |
| 2002 | £210,000 | £395,113 | 245 |
| 2001 | £175,000 | £336,429 | 245 |
| 2000 | £163,500 | £320,869 | 274 |
| 1999 | £125,000 | £249,118 | 241 |
| 1998 | £97,000 | £195,801 | 236 |
| 1997 | £80,000 | £164,064 | 241 |
| 1996 | £66,000 | £139,191 | 239 |
| 1995 | £65,200 | £141,735 | 228 |
In cash terms the typical NW10 5 home went from £65,200 in 1995 to £650,000 in 2026, roughly 10 times the price. Even after inflation that is a real rise of about 359%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2022, and today's median remains roughly 36% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the NW10 5 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 2000 (+30.8% on the year before); the weakest, 2023 (−19.8%). 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) | −3.0% | −5.3% |
| 5 years (since 2021) | −0.9% | −5.5% |
| 10 years (since 2016) | +0.1% | −3.2% |
| 20 years (since 2006) | +4.6% | +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.
How many homes change hands in NW10 5
Sales per year, counted
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
NW10 5 recorded 44 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 231 sales a year before the financial crisis and 122 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
The rental side of NW10 5
NW10 5 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.
£2,005 a month is £24,060 a year, which against the £650,000 median sold price makes a gross yield of 3.7%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
The shape of the NW10 5 market
This is a thin market: 44 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. 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 22% above the district median: one of the dearer corners of its district.
NW10 5 (Willesden): the questions that come up
Is NW10 5 (Willesden) a good place to buy a house?
How much did a house sell for in NW10 5 (Willesden)?
Are property prices falling in NW10 5 (Willesden)?
Are NW10 5 prices heading up or down?
The record answers a different question than "what happens next": the median is down 4% over five years in cash but down 25% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
NW10's current homes for sale
This is what you could actually buy today: 115 homes currently on the market from 14 agents publishing to HomesIndex.
These cover the whole NW10 district, not just NW10 5: live asking prices are collected per district.
Of everything listed here, 30% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Flat 31, Frontenac Donnington Road, London
- Victor Road, London, NW10
- North Circular Road, London, NW10
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every NW10 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
Bedroom by bedroom: NW prices by size
What homes of each size actually sold for across the NW area, from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| 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%) |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Blank cells mean too few homes for the figure to mean anything.
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
The biggest risers and fallers in cash terms; every row links to that district's 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 1 | £710,000 | 10 |
| NW10 2 | £465,000 | 8 |
| NW10 3 | £1,050,000 | 23 |
| NW10 4 | £500,000 | 14 |
| 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 5? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in NW10 5, open the average prices map and zoom from the NW10 5 shading down to the sold homes on your own street. Every recorded NW10 5 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim NW10 5.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about NW10 5. Free, with a one click sign in.
See every individual NW10 5 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on 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.