Mortgage Advice in Cricklewood: Property, Schools & Local Area Guide
Cricklewood
A buyer’s guide to Cricklewood — property prices and council tax, schools and their real Ofsted position, transport, healthcare, flood risk, the local lending realities, and the questions worth asking before you commit.
- Quick Answers
- Prices
- Market
- Why Cricklewood
- Transport
- Schools
- Police & Fire
- Areas
- Healthcare
- Flood
- History
- Beyond the Mortgage
- FAQs
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That’s Family Finance is an FCA-regulated protection adviser (life insurance, critical illness cover and income protection). We do not arrange mortgages ourselves — we introduce you to carefully selected, award-winning, FCA-regulated mortgage advisers, with no obligation.
Figures in this guide were correct when it was produced and do change. Always verify council tax with the local council, school ratings with Ofsted and journey times with the operator before you rely on them. This guide is information, not financial or mortgage advice.
Mortgage Advice in Cricklewood: Property, Schools & Local Area Guide
Whether you're buying your first home in Cricklewood, remortgaging, upsizing or simply researching this busy, diverse and well-connected corner of north-west London — an NW2 district on the A5 in the London Borough of Barnet, with its own Cricklewood Thameslink station and the brand-new Brent Cross West station close by, Gladstone Park and the Welsh Harp nearby and the huge Brent Cross Town regeneration on the doorstep — this guide covers what buyers and homeowners actually want to know.
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Quick answers about Cricklewood
Click any question to expand the full detail and sources.
Is Cricklewood a good place to live?⌄
Yes — a busy, diverse and well-connected NW London district with more affordable ways in.
Yes — Cricklewood is a busy, diverse and well-connected north-west London district (NW2), sitting mainly in the London Borough of Barnet (and touching Brent and Camden), about five to six miles from central London. It has strong appeal for first-time buyers, commuters, young professionals and buy-to-let investors: its own Cricklewood Thameslink station (into St Pancras, Farringdon and the City, and out to Luton and Gatwick), the brand-new Brent Cross West station close by, Gladstone Park and the Welsh Harp (Brent Reservoir) nearby, and the huge Brent Cross Town regeneration on the doorstep — with generally more accessible prices than neighbouring Hendon or Golders Green. The main things to weigh are the busy A5 (Cricklewood Broadway) and North Circular, a denser urban feel, and London prices.
Sources: en.wikipedia.org/wiki/Cricklewood | rightmove.co.uk — Cricklewood
Is Cricklewood expensive?⌄
More accessible than its neighbours; averages often £500,000–£600,000.
Cricklewood is generally one of the more accessible ways into this well-connected corner of north-west London — overall averages are often in the region of £500,000 to £600,000, with purpose-built and converted flats offering the cheapest ways in (often around £350,000–£475,000) and Victorian and Edwardian terraces and larger houses running from around £600,000 well beyond £900,000. Its Thameslink connection, the new Brent Cross West station, the Brent Cross Town regeneration and steady rental demand all support the market. Always verify current prices via Land Registry data or independent valuation advice for the exact property.
Sources: rightmove.co.uk — Cricklewood | landregistry.data.gov.uk
Does Cricklewood have a train station?⌄
Yes — Cricklewood Thameslink, plus the new Brent Cross West station.
Yes — Cricklewood station is on Thameslink, running into St Pancras International, Farringdon, City Thameslink and Blackfriars, and out to Luton, Gatwick and beyond — a genuinely fast route into the West End, the City and the airports. The brand-new Brent Cross West station (opened December 2023) is close by on the same line. There is no Underground station in Cricklewood itself, but Kilburn and Dollis Hill (Jubilee line) and Brent Cross (Northern line) are all a short bus ride away. Always check current timetables and service updates before relying on a specific journey.
Sources: tfl.gov.uk | thameslinkrailway.com
What is Cricklewood known for?⌄
Aviation history, a London-Irish heritage & the Brent Cross regeneration.
Cricklewood is known for its aviation history — the Handley Page aircraft works at the former Cricklewood Aerodrome made it, like neighbouring Hendon, a cradle of early British aviation — and for its long-established London-Irish community, once centred on the famous Galtymore dance hall on Cricklewood Broadway. Today it is known for the huge Brent Cross Town regeneration and the new Brent Cross West station nearby, its busy, diverse Broadway, Gladstone Park at Dollis Hill and the Welsh Harp (Brent Reservoir) close by. It sits mainly in the London Borough of Barnet, on Thameslink.
Sources: en.wikipedia.org/wiki/Cricklewood
Where is the nearest A&E to Cricklewood?⌄
The Royal Free (Hampstead) or Northwick Park (Harrow).
The nearest major hospitals with 24-hour A&E departments are the Royal Free Hospital in Hampstead and Northwick Park Hospital in Harrow, both a drive away; Barnet Hospital (Chipping Barnet) is also within reach, with GP provision locally. As NHS services can be reconfigured and travel times vary, always confirm the nearest current A&E and the arrangements directly with the NHS.
Sources: royalfree.nhs.uk
Is Cricklewood right for you?
Every town suits some buyers better than others — here is how Cricklewood rates for the people who most often buy here, and why.
| Buyer type | Rating | Why |
|---|---|---|
| Commuters | ★★★★★ | Cricklewood station is on Thameslink (St Pancras in around 12 minutes, plus Farringdon, the City and out to Luton and Gatwick), and the brand-new Brent Cross West station is close by — a genuinely fast commute into town and to the airports. |
| First-time buyers | ★★★★☆ | One of the more accessible ways into well-connected north-west London — purpose-built and converted flats from around £350,000–£475,000 with Thameslink on the doorstep — though prices are still at London levels. |
| Buy-to-let landlords | ★★★★☆ | Strong, diverse rental demand from commuters and young professionals, good Thameslink links and regeneration upside from Brent Cross Town support the investment case — check yields, lease terms and the additional-property SDLT surcharge. |
| Young professionals | ★★★★☆ | A diverse, lively district with a busy Broadway, more accessible prices, fast Thameslink links and Kilburn and West Hampstead close by — well suited to professionals, if not to those wanting a quiet, leafy setting. |
| Families | ★★★☆☆ | Good and Outstanding schools nearby (St Agnes’ Catholic Primary is Outstanding; Mora, Anson and Gladstone Park are Good), Gladstone Park and the Brent Cross Town regeneration — but weigh the busy A5 and North Circular, the denser urban feel and A&E being a drive away. |
An honest, at-a-glance summary of what Cricklewood does brilliantly — and what to weigh carefully — before you commit.
Cricklewood at a glance
The key facts buyers ask us about most, in one place.
| Fact | Detail |
|---|---|
| County & councils | London (London Borough of Barnet — unparished; Cricklewood also touches Brent & Camden) |
| Postcode district | NW2 |
| Approx. character | A busy, diverse and well-connected north-west London district |
| Average house price | Overall often £500,000–£600,000; flats from ~£350,000, larger houses £900,000+; sources vary |
| Railway | Cricklewood (Thameslink) — to St Pancras, Farringdon, City & Luton/Gatwick; new Brent Cross West station close; nearest Tube Kilburn/Dollis Hill (Jubilee) & Brent Cross (Northern) |
| Nearest A&E | The Royal Free (Hampstead) or Northwick Park (Harrow) (a drive) — verify with NHS |
| Schools | Good/Outstanding schools nearby; St Agnes’ Catholic Primary (Outstanding), Mora, Anson & Gladstone Park (Good), Clarion (secondary) |
| Known for | The Handley Page aviation history (former Cricklewood Aerodrome), a London-Irish heritage, Brent Cross & the Brent Cross Town regeneration |
| Character | A busy district of Victorian and Edwardian terraces, interwar homes, converted and new flats in the London Borough of Barnet |
| Roads | The A5 (Cricklewood Broadway/Edgware Road), the North Circular (A406) & the M1 at Staples Corner |
| Green space | Gladstone Park (Dollis Hill) & the Welsh Harp (Brent Reservoir) nearby |
| Council tax (Band D) | £2,132.60 for 2026/27 (Barnet + GLA; verified) — confirm your exact band |
Property prices & council tax in Cricklewood
Cricklewood is one of the more accessible ways into this well-connected corner of north-west London. It offers purpose-built and converted flats, Victorian and Edwardian terraces, interwar houses and a growing number of newer flats (with the Brent Cross Town regeneration adding more). Published figures vary by property and area, so treat the ranges below as a broad guide and verify for the exact home.
| Property type / area | Typical position in the market | Who it suits |
|---|---|---|
| Purpose-built & converted flats | Indicatively around £350,000–£475,000 | First-time buyers; investors; the more accessible ways in |
| Victorian & Edwardian terraces | Indicatively around £600,000–£850,000 | Families & upsizers wanting period space |
| Larger & semi-detached houses | Indicatively around £850,000–£1,300,000+ | Families wanting the premium end of the district |
| Cricklewood average | Overall often £500,000–£600,000 (verify per property) | A broad benchmark for the area |
| New-build flats | Indicatively £450,000–£750,000+ | Buyers wanting a new home near Brent Cross Town or the stations |
What income might you need?
These illustrative figures use roughly 4.5x household income and assume a typical deposit. They are a starting point for budgeting only — not a quote or advice.
£425,000
Flat
~£94,000
household income (guide)
£550,000
Area benchmark
~£122,000
household income (guide)
£800,000
Larger house (indicative)
~£178,000
household income (guide)
Cricklewood affordability & stamp duty calculator
A quick, no-obligation way to see roughly what you could borrow in Cricklewood and what stamp duty you'd pay. Illustration only — real figures depend on the lender and your circumstances.
Illustration only, not a mortgage offer or personalised advice. Lenders' income multiples and criteria vary. Your home may be repossessed if you do not keep up repayments on your mortgage.
Borrowing ready-reckoner (around 4.5× income)
| Yearly income | Rough maximum mortgage |
|---|---|
| £40,000 | ~£180,000 |
| £60,000 | ~£270,000 |
| £75,000 | ~£337,500 |
| £90,000 | ~£405,000 |
| £120,000 | ~£540,000 |
Stamp duty (SDLT) in 2026 — England
| Portion of price | Standard rate | First-time buyer |
|---|---|---|
| Up to £125,000 | 0% | 0% (up to £300,000) |
| £125,001 – £250,000 | 2% | 0% (up to £300,000) |
| £250,001 – £925,000 | 5% | 5% on £300,001–£500,000 (no relief over £500,000) |
| £925,001 – £1.5m | 10% | — |
| Over £1.5m | 12% | — |
Worked examples: a £250,000 home = £2,500 stamp duty (£0 for first-time buyers); a £450,000 home = £12,500 (£7,500 first-time buyer); a £650,000 home = £22,500 (first-time buyer relief doesn't apply over £500,000). An additional-property surcharge of 5% applies to second homes and buy-to-lets.
SDLT rates as at 2026 (England & Northern Ireland). Scotland (LBTT) and Wales (LTT) differ. Figures are a guide — confirm with your conveyancer.
The Cricklewood property market in depth
Cricklewood offers a busy, in-demand and relatively accessible market — purpose-built and converted flats, Victorian and Edwardian terraces, interwar houses and newer flats — with its Thameslink connection, the new Brent Cross West station, steady rental demand and the Brent Cross Town regeneration all driving activity.
| Property type | What to expect | Typical guide |
|---|---|---|
| Purpose-built & converted flats | The more accessible way in; popular with first-time buyers, young professionals and investors. | £350,000–£475,000 |
| Victorian & Edwardian terraces | The classic Cricklewood family home — a signature part of the district. | £600,000–£850,000 |
| Larger & semi-detached houses | Larger homes across the better streets — the top of the local family market. | £850,000–£1,300,000+ |
| New-build flats | Newer flats near the stations and around Brent Cross Town — a fast-growing part of the market. | £450,000–£750,000+ |
Cricklewood’s appeal — a busy, diverse and well-connected north-west London district, with its own Cricklewood Thameslink station and the new Brent Cross West station, Gladstone Park and the Welsh Harp nearby and the huge Brent Cross Town regeneration on the doorstep, at generally more accessible prices than Hendon or Golders Green — makes it an in-demand market, from purpose-built and converted flats to Victorian and Edwardian terraces and larger houses.
That mix means budgeting and the right mortgage matter. Purpose-built, converted and new-build flats bring lease, ground-rent, service-charge and (on some schemes) shared-ownership questions that lenders assess carefully, while older period and ex-conversion properties can need survey work, so advice pays off. A whole-of-market mortgage adviser helps you match the right lender to your plans — the kind of introduction we can arrange.
What makes Cricklewood so popular?
Cricklewood’s appeal is a busy, diverse and well-connected north-west London district, with Gladstone Park and the Welsh Harp nearby and the Brent Cross Town regeneration on the doorstep, straight into St Pancras and the City on Thameslink.
The Welsh Harp (Brent Reservoir)
The Welsh Harp (Brent Reservoir), cared for by the Canal & River Trust just to the north-west — a large reservoir, Site of Special Scientific Interest and nature reserve for sailing, birdwatching and waterside walks, a rare piece of open water for inner north-west London.
Brent Cross & Brent Cross Town
Brent Cross Shopping Centre and the huge Brent Cross Town regeneration nearby, with the new Brent Cross West station — a major destination for shopping, leisure and new homes transforming this corner of Barnet.
The Kiln Theatre & Kilburn
The Kiln Theatre (formerly the Tricycle) on Kilburn High Road just to the south — a well-loved producing theatre and cinema, part of the lively Kilburn scene on Cricklewood’s doorstep.
Transport & commuting from Cricklewood
Transport in Cricklewood is a real strength — its own Thameslink station, the brand-new Brent Cross West station and fast road links. These indicative times are a starting point — always verify current timetables before relying on a specific journey.
| Route | Approx. time | Notes |
|---|---|---|
| Cricklewood → St Pancras International | ~12 min | Direct on Thameslink, for the Eurostar & mainline |
| Cricklewood → Farringdon | ~17 min | Direct on Thameslink, for the City & the Elizabeth line |
| Cricklewood → Blackfriars / City Thameslink | ~20–25 min | Direct on Thameslink, for the City |
| Cricklewood → Gatwick / Luton | ~65–80 / ~30 min | Direct on Thameslink, for the airports |
| Cricklewood → Brent Cross West | ~2 min | A short hop, for the shopping centre & Brent Cross Town |
| Kilburn (Jubilee) → Bond Street | ~15 min | On the Jubilee line, for the West End (nearest Tube, a short bus ride) |
| Dollis Hill (Jubilee) → Baker Street | ~15 min | On the Jubilee line (nearest Tube, a short bus ride) |
| Cricklewood → central London by road | ~30–40 min | Via the A5 (Edgware Road) — traffic dependent |
Getting around Cricklewood
Day-to-day mobility here is worth thinking through — the practical picture.
By train (Thameslink)
Cricklewood station is on Thameslink, with direct trains into St Pancras International (around 12 minutes), Farringdon, City Thameslink and Blackfriars, and out to Luton, Gatwick and beyond — a fast, frequent commute, with the new Brent Cross West station close by.
By Tube
There is no Underground station in Cricklewood itself, but Kilburn and Dollis Hill (Jubilee line) and Brent Cross (Northern line) are all a short bus ride away — giving good onward links across the capital.
By car
The A5 (Cricklewood Broadway/Edgware Road), the North Circular (A406) and the M1 at Staples Corner meet nearby, giving fast links to the wider network — though they also bring traffic and noise on the busiest roads, and parking varies by street.
For the airport
Luton is about half an hour on Thameslink, Gatwick is direct on Thameslink too, and Heathrow is reachable by road via the A406 and M4 — genuinely handy for flights.
On foot & by bike
Cricklewood Broadway, the local parades, Gladstone Park and the Welsh Harp give walkable amenities and green space, with cycle routes across the area — though the main roads shape where it is pleasant to walk and cycle.
For the commute
Cricklewood suits St Pancras, City and Farringdon commuters especially (via Thameslink and the new Brent Cross West station), plus drivers using the A5, North Circular and M1 — a well-connected north-west London district.
Schools in Cricklewood
Barnet is one of London’s strongest boroughs for schools, and Cricklewood and the surrounding NW2 area have several well-regarded Good and Outstanding primaries and a secondary. Because catchments and admissions matter — and this is a competitive corner of the borough (and one that straddles Barnet and Brent) — confirm the current position directly for a specific address.
| School | Type | Inspection | Notes |
|---|---|---|---|
| St Agnes’ Catholic Primary School | Primary (state, Catholic, co-ed) | Outstanding | A popular Roman Catholic primary on Thorverton Road, Cricklewood (NW2), rated Outstanding at its most recent inspection (March 2025) — check catchment, faith criteria and admissions. |
| Mora Primary School | Primary (state, co-ed) | Good | A community primary on Mora Road, Cricklewood (NW2), rated Good at its latest graded inspection (July 2024), with Outstanding for behaviour and personal development — check catchment and admissions. |
| Anson Primary School | Primary (state, co-ed) | Good | A nurturing community primary on Anson Road (NW2), which continued to be Good at its latest ungraded inspection (July 2024) — check catchment and admissions. |
| Gladstone Park Primary School | Primary (state academy, co-ed) | Good | A large primary on Sherrick Green Road, Dollis Hill (NW10), just west of Cricklewood, rated Good at its latest inspection — check catchment and admissions. |
| Clarion (formerly Whitefield School) | Secondary (state academy, co-ed, 11–18) | Good | A co-educational secondary with sixth form on Claremont Road, Cricklewood (NW2), rated Good at its most recent graded inspection (2023) and renamed Clarion in 2025 — read the latest report, and check catchment and admissions. |
Map, Police & Fire Services in Cricklewood
A useful local guide should show the practical services buyers actually check — policing, fire cover, emergency healthcare and the local crime context for Cricklewood.
Interactive map of Cricklewood — view it on the online guide at thatsfamilyfinance.co.uk.
Popular parts of Cricklewood & nearby
Where you buy in Cricklewood shapes both your budget and your character — from the busy Broadway and the streets towards Kilburn to the quieter roads towards Dollis Hill, Golders Green and the newer homes around Brent Cross Town. A quick orientation.
Local highlights & days out from Cricklewood
Cricklewood mixes aviation and London-Irish history, big open water and parkland nearby, a huge regeneration and a fast Thameslink commute into one busy district. A few of the best-loved local highlights.
Sports, leisure & community in Cricklewood
For a busy district, Cricklewood offers a lot close by — big open water and parkland, a well-loved theatre, a huge shopping destination and a lively, diverse local scene.
Days out & culture
The Kiln Theatre in Kilburn, the Brent Cross scene and Wembley’s stadium and arena a short hop away give plenty of culture and days out — with central London a fast Thameslink ride away.
The parks & the outdoors
Gladstone Park at Dollis Hill and the Welsh Harp (Brent Reservoir) give walking, running, playgrounds, sailing and birdwatching close by.
Shopping & eating out
Cricklewood Broadway, the local parades and Brent Cross Shopping Centre give a diverse range of shops, restaurants and amenities — with Brent Cross Town adding more as it grows.
Healthcare & local services in Cricklewood
Healthcare access is reasonable for the area — GP provision locally, and major A&E departments a drive away at the Royal Free, Northwick Park and Barnet.
The area has GP provision locally, with dentists and pharmacies around Cricklewood Broadway and the local parades; the nearest major A&E departments are at the Royal Free (Hampstead) and Northwick Park (Harrow), with Barnet Hospital (Chipping Barnet) also within reach. GP and dental registration availability changes over time, so always check directly with a practice about its current catchment before relying on it for a move.
Living in Cricklewood
Day to day, Cricklewood is a busy, diverse and well-connected north-west London district — a lively Broadway, Gladstone Park and the Welsh Harp nearby, the Brent Cross Town regeneration on the doorstep and a strong sense of community, with St Pancras and the City a fast Thameslink ride away. Here is a sense of everyday life.
Cricklewood has the amenities of a busy, settled district — shops, cafes, restaurants and supermarkets along Cricklewood Broadway and at Brent Cross, well-regarded primary schools and a secondary, Gladstone Park, the Welsh Harp and a diverse, long-established community with a strong London-Irish heritage. The big everyday pluses are the connectivity, the more accessible prices, the green space nearby and the sense of a real, mixed community, with the Brent Cross Town regeneration adding new homes, shops and parkland.
Connectivity for working is generally good — superfast (and in places gigabit) broadband reaches much of the area, so home and hybrid working is very possible, complemented by Cricklewood Thameslink and the new Brent Cross West station for office days. The main trade-offs are the busy main roads (the A5 Broadway and the North Circular bring traffic and noise on the busiest streets), a denser urban feel, London prices, and (on flats and conversions) lease and service-charge questions — but for connectivity, value and a lively community it is a strong choice.
| Everyday amenity | In Cricklewood? | Nearest / notes |
|---|---|---|
| Primary schools | Yes (several) | St Agnes’ (Outstanding), Mora (Good), Anson (Good), Gladstone Park (Good) and others; check catchment |
| Secondary schools | Yes | Clarion (formerly Whitefield, Good, with sixth form) on Claremont Road; check catchment |
| GP & hospital | Local / A&E a drive | GP provision locally; major A&E at the Royal Free (Hampstead) & Northwick Park (Harrow) |
| Nearest A&E | A drive (Hampstead / Harrow) | The Royal Free (Royal Free London NHS Foundation Trust) & Northwick Park |
| Train station | Yes | Cricklewood (Thameslink) — to St Pancras, Farringdon & the City; new Brent Cross West close; nearest Tube a bus ride |
| Shops | Yes (Broadway & Brent Cross) | Cricklewood Broadway plus Brent Cross Shopping Centre; Brent Cross Town growing |
| Green space | Yes | Gladstone Park (Dollis Hill) & the Welsh Harp (Brent Reservoir) nearby |
Working & connectivity in Cricklewood
More people than ever work from home or hybrid, and Cricklewood is well set up for it — so it's worth being realistic about connectivity.
Superfast broadband reaches much of Cricklewood, with gigabit-capable full-fibre available in parts of the area (and in most new-build schemes), so home and hybrid working is very possible — complemented by Cricklewood Thameslink and the new Brent Cross West station for office days. Coverage can still vary by exact address, particularly in older terraces and conversions, so check the specific property on the providers' and Ofcom's coverage checkers before you commit.
| Connectivity | Typical picture |
|---|---|
| Fixed broadband | Superfast reaches much of the area; gigabit full-fibre in parts and most new-builds — check the exact address |
| Mobile coverage | Generally good across the district |
| Train for office days | Cricklewood (Thameslink) — to St Pancras, Farringdon & the City; new Brent Cross West station close |
| Road & air | A5, North Circular & M1 to the wider network; Luton & Gatwick direct on Thameslink |
Flood risk in Cricklewood
On flooding, most of Cricklewood sits on higher ground at lower risk of river flooding, but low-lying land and surface water in heavy rain can affect some streets, and the River Brent, the Clitterhouse and Silk Streams and the Welsh Harp are local considerations, so it is worth checking carefully for a specific home.
Cost of living & running a home in Cricklewood
Beyond the mortgage, it helps to picture the ongoing costs of a home here. Indicative only — always confirm for a specific property.
| Typical ongoing cost | Indicative figure | Notes |
|---|---|---|
| Council tax (Band D, 2026/27) | £2,132.60 | Barnet + GLA precept (verified) — confirm your band (Cricklewood straddles Barnet/Brent/Camden) |
| Buildings insurance | Varies — check flood risk | River and surface-water flood risk near the River Brent and the Welsh Harp can affect premiums; get a quote and flood check before committing |
| Water & wastewater | ~£450–£750/yr | Thames Water area — check the supplier for the address |
| Broadband | ~£30–£50/mth | Superfast widely available; gigabit full-fibre in parts and new-builds — check the address |
Financing a home in Cricklewood
A busy, well-connected and relatively accessible north-west London district is a rewarding thing to buy into — a few points on the mortgage side are worth understanding first.
Cricklewood’s London prices and strong, diverse demand mean the right mortgage matters — from purpose-built and converted flats to newer new-build homes and Victorian and Edwardian terraces. Flats, conversions, new-builds and shared-ownership schemes bring lease, ground-rent and service-charge questions, and period, ex-conversion or unusual-construction properties are cases lenders and insurers assess carefully, so a survey is wise on an older home and a lease review is essential on a flat. Getting the right lender for your circumstances — whether you are a first-time buyer or a buy-to-let investor — is where good advice pays off.
A whole-of-market approach really helps here. That's Family Finance introduces you to carefully selected, FCA-regulated mortgage advisers who search across lenders to fit your circumstances, and we make sure your protection is set up properly alongside it. Talk to us →
Conveyancing & the searches to expect in Cricklewood
A few standard checks are worth their weight when buying in Cricklewood — especially the lease on a flat or conversion and flood risk near the watercourses.
History, heritage & famous connections
Cricklewood grew from a rural hamlet at the meeting of ancient parishes on the higher ground of north-west Middlesex, taking its name from a wood of crooked trees along the old Roman road (Watling Street, today’s A5 Edgware Road). It stayed largely rural until the coming of the railway in the 1860s, when the station and the Midland Railway sidings drew industry, housing and workers to the area.
The twentieth century transformed Cricklewood. Like neighbouring Hendon it became a cradle of early British aviation — the Handley Page aircraft works, with its own Cricklewood Aerodrome, built and flew aircraft here for decades — while factories, the famous Smiths and other industries, and the bus and rail depots made it a busy industrial and working district. After the Second World War Cricklewood became one of the great heartlands of the London-Irish community, its life centred on the Broadway and the celebrated Galtymore dance hall. Absorbed with the surrounding areas into Greater London in 1965 (straddling the new boroughs of Barnet, Brent and Camden), Cricklewood has in recent decades been reshaped again by the huge Brent Cross and Brent Cross Town regeneration — new homes, shops, parkland and the new Brent Cross West station on its eastern edge.
Cricklewood through the ages
A quick timeline of the moments that shaped the town you would be buying into.
| Year | Milestone |
|---|---|
| Medieval & early | A rural hamlet of crooked-tree woodland along the old Roman road (Watling Street, today’s A5) on the higher ground of north-west Middlesex. |
| 1860s | The railway and the Midland Railway sidings arrive, drawing industry, housing and workers to the growing district. |
| Early 20th c. | The Handley Page aircraft works and Cricklewood Aerodrome make the area a cradle of early British aviation, alongside factories and depots. |
| Mid 20th c. | Cricklewood becomes a great heartland of the London-Irish community, its life centred on the Broadway and the famous Galtymore dance hall. |
| 1965 | Cricklewood is absorbed into Greater London, straddling the new boroughs of Barnet, Brent and Camden. |
| 21st c. | The huge Brent Cross and Brent Cross Town regeneration and the new Brent Cross West station reshape the eastern edge with new homes, shops and parkland. |
Famous connections
A few of the people and stories that put Cricklewood on the map.
The Handley Page works & Cricklewood Aerodrome
Cricklewood was a cradle of early British aviation — the Handley Page aircraft works and its Cricklewood Aerodrome built and flew aircraft here for decades, a proud if largely vanished part of the district’s story.
The London-Irish heritage & the Galtymore
A great heartland of the London-Irish community, once centred on Cricklewood Broadway and the famous Galtymore dance hall — a defining chapter in the area’s twentieth-century life.
Brent Cross & the regeneration
Brent Cross Shopping Centre and the huge Brent Cross Town regeneration, with the new Brent Cross West station — a major destination transforming this corner of north-west London.
Looking beyond the mortgage
Buying a home in Cricklewood is a major commitment — and the mortgage is only part of the picture. Whatever you buy, the right protection makes sure the home stays yours if life does not go to plan.
Life cover
Pays out a lump sum if you die during the policy term — typically arranged to clear the mortgage so your family can stay in the home.
Critical illness cover
Pays out if you are diagnosed with a serious illness the policy covers — helping you keep up payments while you focus on recovery.
Income protection
Replaces part of your income if you cannot work due to illness or injury — often the most overlooked, and most valuable, cover of all.
That's Family Finance is an FCA-regulated protection adviser — life insurance, critical illness cover and income protection are what we do. We don't arrange mortgages ourselves; we introduce you to carefully selected, FCA-regulated mortgage advisers, and make sure your protection is set up properly alongside it. Talk to us →
Things people don't always tell you about Cricklewood
Beyond the brochure, a few honest points worth weighing before you commit to buying here.
Cricklewood compared with nearby towns
How Cricklewood sits against the places buyers most often weigh against it — a quick, indicative comparison.
| Town | Rough average price | Station? | Character |
|---|---|---|---|
| Cricklewood | ~£500k–£600k | Yes (Thameslink) | Busy, diverse Barnet/Brent district; aviation & Irish heritage; Brent Cross Town; new Brent Cross West station |
| Golders Green | ~£700k–£1m | Yes (Northern line) | The leafier, more expensive neighbour to the north-east, on the Northern line |
| Hendon | ~£550k–£700k | Yes (Northern line & Thameslink) | The established suburb to the north, with the RAF Museum and Brent Cross Town |
| Kilburn | ~£500k–£700k | Yes (Jubilee & Overground) | The lively neighbour to the south, on the Jubilee line and Overground |
| Wembley | ~£400k–£600k | Yes (Jubilee, Metropolitan & rail) | The regenerating district to the west — the stadium, the arena and new homes |
Pros & cons of living in Cricklewood
An honest, balanced summary to weigh up.
| In its favour | To weigh carefully |
|---|---|
| A busy, diverse, well-connected NW London district | A busy, urban district threaded by big roads |
| Cricklewood Thameslink & the new Brent Cross West station | No Underground station in Cricklewood itself |
| More accessible prices than Hendon or Golders Green | London prices for the space |
| Good and Outstanding local schools | Traffic and noise on the A5/North Circular |
| Brent Cross & Brent Cross Town regeneration | Flats & conversions need lease checks |
| Gladstone Park & the Welsh Harp nearby | Flood risk near the River Brent & the Welsh Harp |
| A diverse, long-established community | A&E is a drive away, not on the doorstep |
Villages & areas around Cricklewood
Many buyers who love Cricklewood look just outside it too — a quick guide.
Who tends to move to Cricklewood?
Understanding your fellow buyers helps you read the market and pitch an offer.
Commuters
People wanting a fast, more affordable commute — Cricklewood on Thameslink (St Pancras in around 12 minutes, plus Farringdon and the City, and out to Luton and Gatwick), with the new Brent Cross West station close by.
First-time buyers
People wanting a way into well-connected north-west London — purpose-built and converted flats from around £350,000–£475,000 with Thameslink on the doorstep — though prices are still at London levels.
Buy-to-let investors
People after strong, diverse rental demand, good transport and regeneration upside from Brent Cross Town — a district with a long track record of steady lettings; check yields, lease terms and the additional-property SDLT surcharge.
What your money buys in Cricklewood
A rough sense of what different budgets tend to secure — indicative only, and hugely dependent on position and condition.
Your move to Cricklewood, step by step
A simple order of play that keeps things on track.
1. Get your budget straight
Work out your deposit and the true monthly cost (mortgage, council tax, insurance, which flood risk can affect, and SDLT), and get a mortgage in principle so you can move quickly in an in-demand district.
2. Do your homework on the property
Check river and surface-water flood risk (especially for low-lying homes and near the watercourses), get a full building survey (wise on period homes and conversions) and review the lease on a flat or new-build, check the school catchment, confirm which borough the home falls in, and confirm your commute — before you fall in love.
3. Line up the right people
A whole-of-market mortgage adviser, a good surveyor and a local conveyancer will save you time, money and stress. We can introduce you to the first.
Already live in Cricklewood?
This guide isn't just for people moving in. If you already own here, a few moments now can save a lot later.
If your current mortgage deal is within about six months of ending, it's usually worth reviewing your options rather than drifting onto your lender's standard variable rate, which is often more expensive. And whether or not you're moving, it's worth checking that your protection still matches your life. We can introduce you to a whole-of-market, FCA-regulated mortgage adviser, and review your life cover, critical illness cover and income protection alongside it.
Review my options →In summary: buying in Cricklewood
If you are weighing up a move to the town, here is the honest bottom line.
Quick tips before you buy in Cricklewood
- Enjoy the district — the Welsh Harp, Gladstone Park, the Kiln Theatre in Kilburn and Brent Cross on the doorstep.
- Make the most of the transport — Cricklewood is on Thameslink (direct to St Pancras, Farringdon and the City), with the new Brent Cross West station close by.
- Note the setting — a busy, diverse district threaded by the A5 Broadway and the North Circular, with no Tube in Cricklewood itself.
- Check river and surface-water flood risk for low-lying homes and near the River Brent and the Welsh Harp, and confirm insurance.
- Confirm the council tax, band and borough — Cricklewood (Barnet) Band D is £2,132.60 for 2026/27 (verified).
- Budget realistically — prices are at London levels but more accessible than the neighbours, and flats and conversions need lease checks; use a whole-of-market adviser.
- Verify the nearest current A&E (the Royal Free, Hampstead, or Northwick Park, Harrow) with the NHS.
- Get a full building survey on a Victorian or Edwardian home or a conversion, and on a flat review the lease, ground rent, service charge and any shared-ownership terms.
- For schools, check catchment and faith criteria for St Agnes’, Mora, Anson and Gladstone Park (primary) and Clarion (secondary).
- Explore the Welsh Harp, Gladstone Park and Brent Cross to get a feel for the area.
- Note Brent Cross Town and Brent Cross West are bringing new homes, shops, parkland and a new station to the eastern corner of the district.
- Get a mortgage agreement in principle before you start viewing in earnest.
- Review your protection at the same time as your mortgage — important for family and first-time buyers.
- Take your conveyancer’s advice on the lease, flood, boundary and standard searches.
Nearby areas worth considering
If you are weighing Cricklewood against the surrounding area, these are the places buyers most often compare.
Golders Green
The leafier, more expensive neighbour to the north-east — on the Northern line, with a large Jewish community and its own high street.
Hendon
The established suburb to the north — the RAF Museum, the Northern line and Thameslink, and the Brent Cross Town regeneration.
Brent
The neighbouring borough to the west — Dollis Hill, Willesden, Neasden and Wembley, with the Jubilee line and Wembley’s stadium and arena.
Camden
The lively inner-London borough to the south-east — Camden Market and fast links into town.
Wembley
The regenerating district to the west — the stadium, the arena and Brent’s new homes.
Family Protection
Whichever area you choose, the right life cover, critical illness cover and income protection matter just as much as the mortgage.
Talk to us →Speak to Us
Researching Cricklewood or a nearby area? We are always happy to point people in the right direction.
Get in touch →Frequently asked questions
Is Cricklewood a good place to live?
Is Cricklewood expensive?
Does Cricklewood have a train station?
What is Cricklewood known for?
Where is the nearest A&E to Cricklewood?
Does Cricklewood have good schools?
What salary do you need to buy in Cricklewood?
How much is stamp duty on a Cricklewood property?
How much is council tax in Cricklewood?
Which police and fire services cover Cricklewood?
Is Cricklewood a safe place to live?
What is there to do in Cricklewood?
What is broadband like in Cricklewood?
Is Cricklewood good for families?
Is Cricklewood good for commuters?
What searches should I expect when buying in Cricklewood?
Is flooding a problem in Cricklewood?
How do I get started with a mortgage for Cricklewood?
Can existing homeowners in Cricklewood benefit from a mortgage review?
Useful resources
Need help?
Whether you're researching Cricklewood, planning a move, reviewing your finances or simply exploring your options — we're always happy to point people in the right direction.
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That's Family Finance is an FCA-regulated protection adviser (life insurance, critical illness cover and income protection). We do not arrange mortgages ourselves — we introduce you to carefully selected, FCA-regulated mortgage advisers.
Transport information is approximate and can change; Cricklewood has its own railway station on Thameslink, with direct trains into St Pancras International, Farringdon, City Thameslink and Blackfriars and out to Luton, Gatwick and beyond, the new Brent Cross West station (opened December 2023) close by on the same line, no Underground station in Cricklewood itself (the nearest are Kilburn and Dollis Hill on the Jubilee line and Brent Cross on the Northern line, all a short bus ride away), and for drivers the A5 (Cricklewood Broadway/Edgware Road), the North Circular (A406) and the M1 at Staples Corner link to the wider network — always verify current timetables and service updates at tfl.gov.uk and thameslinkrailway.com before travelling. Ofsted information is based on the most recent publicly available reports. This is a competitive corner of Barnet and Brent for school places; Cricklewood and the surrounding NW2 area have several Good and Outstanding schools (St Agnes’ Catholic Primary is Outstanding, with Mora Primary, Anson Primary and Gladstone Park Primary all Good, and the Clarion secondary, formerly Whitefield, Good with a sixth form) — confirm catchment, faith criteria and admissions with each school and the London Borough of Barnet (and, for schools over the border, Brent). From September 2024 Ofsted no longer awards a single overall effectiveness grade at routine state-school inspections; read each school’s latest report in full. Healthcare: the nearest major hospitals with a 24-hour A&E are the Royal Free Hospital (Hampstead) and Northwick Park Hospital (Harrow), both a drive away, with Barnet Hospital (Chipping Barnet) also within reach, and GP provision locally; NHS services can be reconfigured and travel times vary, so always verify the nearest current A&E and arrangements with the NHS. References to the Welsh Harp (Brent Reservoir), Gladstone Park, the Kiln Theatre, Brent Cross, Brent Cross Town, Wembley Stadium and the former Handley Page works and Cricklewood Aerodrome are for context. Crime information is general — check current data at police.uk. Flood-risk: most of Cricklewood sits on higher ground at lower risk of river flooding, but some low-lying streets and land near the River Brent, the Clitterhouse and Silk Streams and the Welsh Harp can be affected by river and surface-water flooding in intense rain, which can affect insurance; always check the exact postcode at check-for-flooding.service.gov.uk and confirm buildings insurance availability and cost before committing. Council tax: Cricklewood sits mainly in the London Borough of Barnet (unparished) but straddles Barnet, Brent and Camden, so confirm which borough your home is in; the Barnet Band D total for 2026/27 is £2,132.60 (verified from Barnet’s published council tax bands for 2026/27), made up of the London Borough of Barnet basic share of £1,622.09 (including the adult social care precept) and the Greater London Authority (Mayor of London) precept of £510.51; confirm your exact band with the London Borough of Barnet. Property prices are indicative and based on recent public sold-price data — Cricklewood is an NW2 district where overall averages are often around £500,000 to £600,000, with flats from around £350,000 and larger houses beyond £900,000, with a wide range by property and area; verify current values via Land Registry or an independent valuation for the exact home. Salary and affordability figures are illustrative only and do not constitute financial advice. Stamp duty figures should be verified using the official GOV.UK SDLT calculator.
The information on this page is for educational purposes only and does not constitute financial advice. That's Family Finance is an independent, FCA-regulated firm (No. 1038034).
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