Property investment stats for Willesden, North West London

• Rental yields are robust in Willesden, with an average of 5.4%, and the top-performing district pushing up to 5.9%.
• The median asking rent for a 2-bedroom flat is £2,250, appealing to young professionals and students who dominate the local demographic.
• With homes selling in a median of 56 days, investors benefit from good liquidity compared to many other London suburbs.

• Affordability is stretched, with a price-to-income ratio of 10.1 and a rent-to-income ratio of 37.9%, so tenants may be sensitive to further rent rises.
• Capital growth has been modest, with a 1-year change of 0.7% and annualised growth over three years at 0.9%, so this is not a short-term capital gains play.
• The unemployment rate sits in the 90th percentile for Britain, which could impact rental arrears or void periods if economic conditions worsen.

Willesden’s rental market looks set to remain resilient, supported by its youthful, highly-educated population and heavy reliance on private renting. The median asking rent for a 3-bedroom house is £2,899, showing continued strong demand from family renters, while the sales market is underpinned by a steady flow of transactions at 490 per year.

Capital growth is likely to stay modest, given the recent 1-year and 3-year figures (0.7%, 2.7%), but the area’s long-term stability and appeal to renters make it a solid pick for income-focused investors. Affordability pressures could limit upside on rents, but the sheer scale of the rental sector here offers plenty of opportunity for well-managed properties. Investors should keep an eye on economic shifts, especially given the elevated unemployment percentile, but overall, Willesden remains a compelling bet for steady, long-term rental returns.