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Buying at NW2 5BB

Before you offer on a home at NW2 5BB: the checks to raise with your surveyor and conveyancer, whether an asking price stands up against what sold nearby, how prices here have moved since 1995, what it costs to run a home, and a buyer's report for every home on the postcode.

1 thing to raise before an offer, and a street where the typical sale was £550k. In Willesden Green.

1 to check3 clear£550k typical on Linacre Road

The checklist

Before you make an offer

Check
Ground: shrink-swell clay (subsidence) significantBGS rates the wider 5 km area for these; it describes the area, not the plot. Mention it to your surveyor, especially for an older home or big trees near the house.
Note
Article 4 directionSome work normally allowed without planning permission needs it here (Article 4 for HMOs).
Note
1 listed building within 200 mIf the home itself is listed, most changes inside and out need consent: check the National Heritage List.
Note
Noise above WHO guidelines: road 55 dB24-hour averages from Defra's 2022 noise maps (England). Visit at rush hour and at night.
Note
Busy road: A4088, 880 m awayAbout 20,209 vehicles a day in 2025 (DfT traffic counts).
Note
Inside London's ULEZOlder vehicles that don't meet its standards pay a daily charge to drive here.
Clear
No coal mining riskOutside the Coal Authority's coalfield.
Clear
No river or sea flood risk recordedNot in the Environment Agency's high or medium risk areas. Surface water isn't included: check the exact address on GOV.UK.
Clear
Gigabit broadband100% of premises in the postcode can get it (Ofcom).

Xoserve, UKHSA/BGS radon atlas, BGS GeoSure, Coal Authority, Environment Agency (© Environment Agency copyright and/or database right 2026), Defra noise maps, Historic England, Ofcom, council planning registers (OGL). For a particular home, its buyer's report (below) adds tenure, energy rating, age and extensions.

Price

Is the asking price fair?

£550ktypical sale on Linacre Road, last 10 years

£7,075typical price per m² in Willesden Green

£5,100–£10,830per m² for homes at NW2 5BB sold since 2015

Multiply a home's floor area (on its energy certificate) by £7,075 for a neighbourhood benchmark: 90 m² comes to about £637k. Check an asking price.

HM Land Registry sold prices; floor areas from energy certificates.

Trend

Prices in Willesden Green

Willesden Green

+29% over ten years (2015 to 2025).

Typical (median) sale price each year, all home types, HM Land Registry.

Comparables

What sold nearby in the last two years

Type	Sales	Typical	Range
Detached	3	£1.67m	£1.36m – £2.05m
Semi-detached	10	£1.05m	£585k – £1.20m
Terraced	20	£801k	£345k – £1.09m
Flat	59	£450k	£138k – £773k

Standard sales in Willesden Green. Every recent sale.

Running costs

What it costs to live here

A home's own band, energy rating and typical bills are in its buyer's report.

MHCLG council tax; Xoserve gas connections.

Supply

How often homes come up

2sales on Linacre Road in the last two years

92sales in Willesden Green in the last two years

HM Land Registry standard sales.

Check a home

Buyer's reports for homes at NW2 5BB

Home	Last sold	Floor area
2, Linacre RoadTerraced	£780,000, Apr 2019	153 m²	Buyer's report →
4, Linacre RoadTerraced	£1,089,000, Jan 2025	143 m²	Buyer's report →
Ground Floor Flat, 14, Linacre RoadFlat	£284,500, Jun 2006	–	Buyer's report →
Flat B, 14, Linacre RoadFlat	£231,000, Feb 2005	–	Buyer's report →
B, 16, Linacre RoadFlat	£150,000, Feb 2002	–	Buyer's report →
18b, Linacre RoadFlat	£617,500, Jun 2021	57 m²	Buyer's report →
Flat A, 20, Linacre RoadFlat	£535,000, Jul 2015	–	Buyer's report →
20, Linacre RoadFlat	£470,000, Jul 2021	73 m²	Buyer's report →
22, Linacre RoadTerraced	£375,000, Aug 2004	24 m²	Buyer's report →
30, Linacre RoadTerraced

More for buying: Where can I afford? · How much to offer · Buying checklist · Check your documents

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Buying at NW2 5BB

1 thing to raise before an offer, and a street where the typical sale was £550k. In Willesden Green.

1 to check3 clear£550k typical on Linacre Road

Before you make an offer

Check

Ground: shrink-swell clay (subsidence) significantBGS rates the wider 5 km area for these; it describes the area, not the plot. Mention it to your surveyor, especially for an older home or big trees near the house.

Note

Article 4 directionSome work normally allowed without planning permission needs it here (Article 4 for HMOs).

Note

1 listed building within 200 mIf the home itself is listed, most changes inside and out need consent: check the National Heritage List.

Note

Noise above WHO guidelines: road 55 dB24-hour averages from Defra's 2022 noise maps (England). Visit at rush hour and at night.

Note

Busy road: A4088, 880 m awayAbout 20,209 vehicles a day in 2025 (DfT traffic counts).

Note

Inside London's ULEZOlder vehicles that don't meet its standards pay a daily charge to drive here.

Clear

No coal mining riskOutside the Coal Authority's coalfield.

Clear

No river or sea flood risk recordedNot in the Environment Agency's high or medium risk areas. Surface water isn't included: check the exact address on GOV.UK.

Clear

Gigabit broadband100% of premises in the postcode can get it (Ofcom).

Is the asking price fair?

£550ktypical sale on Linacre Road, last 10 years

£7,075typical price per m² in Willesden Green

£5,100–£10,830per m² for homes at NW2 5BB sold since 2015

Multiply a home's floor area (on its energy certificate) by £7,075 for a neighbourhood benchmark: 90 m² comes to about £637k. Check an asking price.

HM Land Registry sold prices; floor areas from energy certificates.

What homes cost and rent in Willesden Green, by size

Size	Typical value today	Cheaper quarter	Estimated rent	Gross yield
1 bed	£349k	£285k	£1,600 a month	5.5%
2 beds	£492k	£442k	£2,000 a month	4.9%
3 beds	£839k	£660k	£2,600 a month	3.7%
4+ beds	£1.16m	£875k	£3,500 a month	3.6%
All homes	£729k	£478k	£2,210 a month	3.6%

Values: sales since 2021 of homes with an energy certificate (bedrooms estimated from its rooms), carried to today on the local price index; the cheaper quarter is what a quarter of them go for under. Rents are estimates: the council's typical private rent (ONS) adjusted for how values here compare, or the postcode district's own rent (ONS, London). Gross yield = a year's rent ÷ value, before costs. Compare it with other places