Property investment stats for Harlesden, North West London

• Investors can benefit from strong rental yields, with the average at 6.1% and the top-performing district at 5.9%, which is attractive compared to many other London neighbourhoods.
• The high proportion of private renters (in the 88th percentile) and families (in the 96th percentile) provides a stable tenant base, especially for larger homes.
• Median asking rents for 3-bedroom houses (£2,650) and 2-bedroom flats (£1,974) are robust, supporting healthy cash flow for landlords.

• Capital growth over the past year has changed by -0.8%, and the annualised three-year growth is 1.4%, so investors should not expect rapid price appreciation in the short term.
• Affordability is stretched, with a price-to-income ratio of 9.6 and rent-to-income ratio of 43.6%, which could limit future price or rent rises.
• The unemployment rate is in the 99th percentile, which could affect tenant stability and demand if economic conditions worsen.

Harlesden’s property market is likely to remain attractive for income-focused investors, given the combination of high rental yields and a large pool of renters. The area’s stability is underpinned by a strong family presence and a youthful population, which should support ongoing demand for rented homes.

However, affordability pressures and muted capital growth (with a one-year change of -0.8% and annualised three-year growth of 1.4%) mean investors should be cautious about relying on price rises alone. The gap between asking and achieved prices (£9,250 (the typical achieved discount)) suggests that buyers have some negotiating power, but liquidity is reasonable with homes typically selling in 53 days.

Overall, Harlesden offers reliable rental income in a market where long-term stability is more certain than short-term growth. Investors should weigh the strong cash flow potential against economic risks and affordability constraints.