The bottom line
NW2 2AD offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.
The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how NW2 2AD scores on each.
Toggle a question above to see how NW2 2AD meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for NW2 2AD
✨ Get your personal match score
Tell us what matters — safety, schools, transport — and we'll score every postcode for you.
Postcode Personality
“The practical family move”
How NW2 2AD has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
Primary
All Saints' CofE Primary School NW2
Not yet inspected · Inspected Jan 2025 · 4 min walk
KS2: 104.6
Secondary
Hampstead School
Good · Inspected Apr 2023 · 15 min walk
100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km
Childcare
Childcare
Granville Plus Nursery School
Good · 45 min walk
5 primaries · 0 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
63.9 incidents per 1,000 residents
+3% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: West Hampstead Fire Station · 1.6km
Crime is 2% below London average
Property
2 JulPrices, sales volume and market trends
Property
2 JulPrices, sales volume and market trends
Insufficient sales data
Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.
NW2 district median
£560,000
Based on 251 sales from postcodes with sufficient data
Price history
EPC breakdown
Based on 30 properties · Confidence: high
Street mix
LHA rates — Outer North London
Current mortgage rates
Bank of England (monthly average)
Affordability
Market activity
Days to sell
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
1996–2025 · CAGR
+4.8%
Total change
+293%
Market Activity
Price Velocity & Acceleration
Current Velocity
+22.1%
per year
Acceleration
+29.37
change in velocity
Market State
Strong growth
Price Distribution
P25: £200k–£250k · P75: £350k–£400k · 25 sales
Property Type Mix
Total: 25 sales
By decade
1990s
2000s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1996–2000 | £268k | £140k | -47.7% | 2 |
| Post-dot-com plateau | 2003–2004 | £248k | £435k | +75.4% | 1 |
| Pre-crash peak | 2005–2006 | £355k | £340k | -4.2% | 2 |
| Help-to-Buy recovery | 2013–2016 | £605k | £600k | -0.8% | 1.8 |
| Pandemic surge | 2021–2021 | £795k | £795k | +0% | 2 |
| Rate-rise correction | 2022–2022 | £928k | £928k | +0% | 1 |
| Current market | 2024–2025 | £860k | £1.05m | +22.1% | 1.5 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Terraced
+0.2% alpha
CAGR over 26yr data window. Alpha = local CAGR − district CAGR.
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 3
Moderate
Nearby stations
41
Walkability score
75
Footpaths (500m)
0
Santander docks (800m)
2.7 km
Nearest cycle dock
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
26
Car parks (800m)
0
EV chargers (800m)
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
93%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Hampstead Heath Woods SSSI — 2.2 km
Energy
Ground stability
Geology: DIAMICTON
Subsidence risk: Low
Shrink-swell: Low
Landslide records (2km): 2
Landslide susceptibility: Medium
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
Climate
Local weather conditions and energy potential
1,510 hrs/yr
Sunshine
615 mm/yr
Rainfall
22.4°C
Summer avg
2.8°C
Winter avg
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
GREENFIELD MEDICAL CENTRE
143-145 CRICKLEWOOD LANE, NW2 1HS
8 min walk
65%
Recommend GP
65%
Overall GP experience
2
GPs within 1km
7
Dentists within 1km
5
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
55
Parks (1km)
4
Restaurants (800m)
3
Cafes (800m)
0
Pubs (400m)
1
Pharmacies (800m)
0
Gyms (1km)
22
Sports (1km)
1
Convenience
No pubs within 400m — nearest: The Refectory (868 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
719m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Registered businesses
+15 more
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
39
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
31.5
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 3/10
More deprived than average
Index of Multiple Deprivation
Rank: 7,934 nationally
1,658
Est. population
12,805/km²
55%
Employed
45%
Degree educated
£40,300
Median income
6.2%
Claimant rate
39
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
Live in NW2 2AD? Rate your area
Help future residents make better decisions. Takes 30 seconds.
Compare Barnet with nearby boroughs: