Fortune Green · Camden · Hampstead and Highgate constituency · 51.55552, -0.21084

NW2 3LY— Fortune Green, Camden

Location and area intelligence for NW2 3LY, Fortune Green, Camden

High-connectivity investment target

 

Schools 100%Safety 68/100Transport 51/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
62
Safety
68
Schools
95
Transport
51
Environment
68
Investment
56

The bottom line

NW2 3LY offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: very high noise (65 dB) — check proximity to rail lines.

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Toggle the things that matter to you — see how NW2 3LY scores on each.

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Location

NW2 3LY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+9.8% vs London avg
vs London crime+125.0% vs London avg

Deep-dive guides for NW2 3LY

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“High-connectivity investment target”

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How NW2 3LY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

St Agnes' Catholic Primary School

Outstanding · Inspected Oct 2019 · 7 min walk

KS2: 108.4

★★

Secondary

Hampstead School

Good · Inspected Apr 2023 · 3 min walk

P8: -0.42A8: 41.5

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 30 min walk

4 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

146.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

-9% vs borough

Crime by type

Other29%
Violence & sexual offences21%
Anti-social behaviour15%
Vehicle crime12%
Burglary9%
Theft7%
Drug offences3%
Robbery3%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 1.3km

Crime is +125% above London average

Property

2 Jul

Prices, 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

Sales (24 months)1
New build0.0%
Price per m²£21,751/m²
Price per ft²£2,021/ft²
Avg floor area67.6 m²

EPC breakdown

C
7%
D
5%

Based on 12 properties · Confidence: medium

Street mix

Semi 8%Terraced 4%Flat 88%

LHA rates — Inner North London

Shared room£708/mo
1 bedroom£1440/mo
2 bedrooms£1794/mo
3 bedrooms£2160/mo
4 bedrooms£3060/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£169,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,622
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+10.2%

Total change

+1414%

Market Activity

Price Velocity & Acceleration

Current Velocity

+359.8%

per year

Acceleration

+372.77

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £150k–£175k · 24 sales

Property Type Mix

Total: 24 sales

Semi-detached8.3%
Terraced4.2%
Flat/maisonette87.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£102k£166k+62.7%2.5
Post-dot-com plateau2001–2004£149k£250k+67.8%1.3
Pre-crash peak2005–2007£363k£362k-0.2%1.7
GFC & correction2009–2010£233k£385k+65.2%1.5
Help-to-Buy recovery2013–2013£335k£335k+0%1
Current market2025–2025£1.54m£1.54m+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.7% alpha

Flat/maisonette-2.7% α
Local
7.1%
District
9.8%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing16
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Kilburn Underground StationJubilee line
12.4 min walk
Cricklewood

Nearby stations

CricklewoodNational Rail
4 min walk
Willesden Green Underground StationJubilee · Metropolitan
13 min walk
Kilburn Underground StationJubilee
13 min walk
Brondesbury Rail StationMildmay
16 min walk
West Hampstead Rail StationMildmay
20 min walk
No bus stops within 400m

53

Walkability score

40

Footpaths (500m)

0

Santander docks (800m)

2.3 km

Nearest cycle dock

Central London commute times

London Bridge ★39 min
Victoria42 min ↑
Waterloo41 min ↑
Canary Wharf49 min ↑
City43 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

40

Car parks (800m)

0

EV chargers (800m)

Nearest car park233m
Santander docks (800m)0
Nearest cycle dock2.3 km

Nearby car parks

🅿️
B & Q Warehouse Car Park· no
475m
🅿️
Beacon Bingo Car Park
493m
🅿️
Beacon Bingo Overflow Car Park· no
588m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G98%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 22.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 87% of London
NoiseVERY HIGH
rail · Rail Lden: 65 dB
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.0 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 70%
More green space than 84% of London

Nearest SSSI: Brent Reservoir SSSI — 3.0 km

Energy

Solar: 851 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 3

Landslide susceptibility: Medium

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield851.0 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

MAPESBURY MEDICAL GROUP

WINDMILL MEDICAL PRACTICE, 65 SHOOT UP HILL, NW2 3PS

6 min walk

90%

Recommend GP

90%

Overall GP experience

8

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

92

Parks (1km)

37

Restaurants (800m)

11

Cafes (800m)

3

Pubs (400m)

6

Pharmacies (800m)

0

Gyms (1km)

13

Sports (1km)

19

Convenience

Nearest supermarketCo-op Food · 281 m
8 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D
2,040 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

409m

Post office

Nearby shops

Broadway Bagel Bakery158 m
Broadway Express Food & Wine162 m
Banadir Stars Mini Market163 m
Calabash167 m

Nearby cafes

Nur Cafe167 m
Café Margoum175 m
Broadway Cafe Restaurant198 m
Costa210 m

Nearby restaurants

84 West Brasserie & Grill157 m
Zeytoon158 m
Top Wok169 m
Khana177 m

Nearby pubs

The Beaten Docket212 m
The Windmill232 m
The Crown260 m
McGovern's264 m

Nearby gyms

David Lloyd Clubs430 m
Brondesbury Sports Club437 m
Manor health clubq804 m
Brondesbury Bowls Club953 m

Nearby pharmacies

Lever Medical Centre202 m
Akhtar Health Store212 m
Akhtar Pharmacy214 m
Green Light Pharmacy325 m

Nearby health

Zental Dental Cricklewood242 m
Cricklewood Dental309 m
Cricklewood Health Centre389 m
Mapesbury Medical Group455 m
Food hygiene (5-star)45% of 131

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

237 FORDWYCH ROAD FREEHOLD LIMITED

Investment

Investment grade, yield and market outlook

56

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£2,102London avg: £1,950/mo
Gross yield
4.5% (good)London avg: 3.8%Strong yield — top 25% of London
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

46.9

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,152m
Crossrail 2 route6,201m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,413 nationally

1,740

Est. population

15,468/km²

67%

Employed

54%

Degree educated

£46,100

Median income

7.4%

Claimant rate

Inner cityVery high densityRenters

25

Community stability

Age profile

17%
32%
26%
16%
Under 1817%
18–3432%
35–4926%
50–6416%
65+9%

Tenure

15%
57%
17%
Own outright11%
Own (mortgage)15%
Private rent57%
Social rent17%
Shared ownership0%
Rent free0%

Ethnicity

29%
30%
16%
White British29%
White Other30%
Asian16%
Black9%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine18%
No car household68%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Private rent57%
Social rent17%

vs. London

Income vs London+9.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
6
Local approval rate
100%
Borough approval rate
87%
Opportunity area
No
CIL rate (residential)
£250/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
53
Largest scheme
325 homes · LAND AT, LAND AT, CLAREMONT ROAD, SOMERTON ROAD, NW2
Pipeline pressure
NONE

Named schemes (500m)

SLADE WORKS, 135, SLADE WORKS, 135, CRICKLEWOOD BROADWAY, NW254 homes
completed
LAND BETWEEN, 48, LAND BETWEEN, 48, LICHFIELD ROAD, WESTCROFT ROAD (1), NW253 homes
completed
BP Petrol Station, 17-27, BP Petrol Station, 17-27, Cricklewood Broadway, London, NW2 3JX21 homes
completed
Former 59-61, 59-61, Oak Grove, London, NW2 3LS17 homes
completed
222, 222, Walm Lane, NW2 3BS14 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
14.5%
Ward turnout
38%
Election year
2026
MP
Tulip Siddiq (Labour)
MP majority
14,970
Constituency
Hampstead and Highgate

Councillors

Nancy Stembile JiriraLib Dems
William James ColesLib Dems
Farrell MonkLib Dems

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Key facts for NW2 3LY

Full postcodeNW2 3LY
Postcode districtNW2
BoroughLondon Borough of Camden
WardFortune Green
Latitude51.555519
Longitude-0.210844
Parliamentary constituencyHampstead and Highgate
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey