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Tubbs Road

Brent, Greater London, England

Urban residential Mixed character Transport-oriented Risk: Medium High confidence

Reality check: A balanced street with no standout strengths or critical weaknesses. Best suited for young professionals (good), least for first-time buyers (below average).

Who Is This Street For?

Scored by profile based on what matters most to each group.

Best fit: Young ProfessionalsGood

Decent connectivity, but some areas could be better.

Families
Fair

Safety score of 25 is the main barrier. School proximity doesn't compensate for high crime.

How this is calculated

Safety 30%, Schools 30%, Environment 20%, Amenities 10%, Energy 10%

Young Professionals
Good

Decent connectivity, but some areas could be better.

How this is calculated

Transport 35%, Walkability 30%, Amenities 25%, Market 10%

Investors
Fair

Moderate investment case — reasonable liquidity, stable market.

How this is calculated

Liquidity 35%, Market 35%, Price trend bonus up to +30

Retirees
Fair

Good with limitations — walkable. But limited nearby services (26).

How this is calculated

Safety 25%, Environment 25%, Amenities 20%, Energy 15%, Walkability 15%

First-time Buyers
Below Average

At £417,500, this is likely out of reach for most first-time buyers.

How this is calculated

Affordability 40%, Transport 25%, Amenities 20%, Safety 15%

57
Liveability Score
Top 14% nationally
High confidence Based on 38 transactions, 6 data sources

Things You Should Know

High Crime Area (LSOA)

Area safety score 25/100 — crime rates in this area (LSOA, not this specific street) are well above average. Exercise caution, especially at night.

Limited daily services

Daily access score 26/100. Basic amenities like shops, GPs and post offices are not within easy walking distance.

How Life Works Here

Tubbs Road is located in Brent, near London, Greater London. Crime is a significant concern, with 318 incidents recorded in 12 months — well above the national average. Anti-social behaviour dominates reports. 110 violent offences were recorded (35% of total). This is a quieter, more car-dependent location. The nearest shops and services may require a short drive. The closest is Train & Plane Cafe (cafe, 91m). Transport connections are strong, with rail and bus links nearby. The nearest stop (Willesden Junction Rail Station) is 75m away. The median property price is £417,500, though prices have fallen 13% over five years. Based on 38 transactions recorded since 2014. The market is highly active with frequent sales. Rented accommodation predominates. There are 17 schools within 2 km, 16 rated Good or Outstanding by Ofsted. 2 are rated Outstanding. Both primary and secondary options are available locally. The nearest school is just 388m away. However, high local crime rates are a serious concern for families with children, regardless of school proximity. The profile suggests appeal to both young professionals and property investors. Some market indicators point to a cooling trend. Overall, this street scores 57 out of 100 for liveability. Note that the composite score masks a serious safety concern that may outweigh other strengths for many residents.

Nearby Services (5 km)

Score Breakdown

Each dimension scored 0-100 from open government data. Source listed under each bar.

Safety (area) Poor (25)

police.uk crime data (12-month rolling), LSOA-level area, not street-level

Daily Access Poor (26)

OpenStreetMap amenities within 2km

Transport Excellent (90)

DfT NaPTAN + TfL stops

Environment Excellent (90)

DEFRA noise & air quality, OS green space

Market Value Good (60)

HM Land Registry price paid data

Family Fair (55)

GIAS schools + Ofsted ratings

Walkability Good (60)

OSM footpath density + connectivity

Energy Data pending

EPC Register — awaiting public API access

Flood Risk Excellent (90)

Environment Agency flood zones

Property Market

£417,500
Median Price
38
Transactions (2014–2025)
-12.9%
5-Year Price Trend

Flat/Maisonette | Leasehold | Market: hot

Source: HM Land Registry Price Paid Data (Open Government Licence v3.0)

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Nearby Amenities

Train & Plane Cafe91m (1.1 min walk)
Puccino's126m (1.6 min walk)

Public Services Nearby

Public facilities within walking distance from Tubbs Road, with detailed information for each.

gyms & sports centres (2)

hospitals (4)

All hospitals in Brent →

libraries (2)

All libraries in Brent →

parks & green spaces (5)

schools (4)

All schools in Brent →

Transport Links

Willesden Junction Rail Station rail_station75m
Willesden Junction Underground Station rail_station90m
Willesden Junction Underground Station metro_station94m
Willesden Junction Low Level Rail Station rail_station130m
Nightingale Road bus_stop187m
Willesden Junction Station bus_stop262m
Harlesden Rail Station rail_station988m
Harlesden Underground Station rail_station992m

Similar Streets

Data Transparency

6 open data sources
80% data uniqueness
View all data sources
  • OS Open Roads — Crown copyright and database right
  • HM Land Registry Price Paid Data — Crown copyright
  • police.uk crime data — Open Government Licence v3.0
  • OpenStreetMap — ODbL licence
  • DfT NaPTAN — Open Government Licence v3.0
  • GIAS schools data — Crown copyright
  • Environment Agency flood data — OGL v3.0
  • DEFRA noise and air quality — OGL v3.0
  • ONS Census 2021 — Open Government Licence v3.0

All scores are computed from publicly available government and open data. No proprietary data is used. Scores reflect statistical patterns, not guarantees.

Data updated: