Fortune Green · Camden · Hampstead and Highgate constituency · 51.55418, -0.21005

NW2 3NY— Fortune Green, Camden

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

The family fortress

 

Schools 100%Safety 80/100Transport 40/100Yield 4.50%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
67
Safety
80
Schools
95
Transport
40
Environment
68
Investment
59

The bottom line

NW2 3NY offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

NW2 3NY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+9.8% vs London avg
vs London crime+10.0% vs London avg

Deep-dive guides for NW2 3NY

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How NW2 3NY 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 · 9 min walk

KS2: 108.4

★★

Secondary

Hampstead School

Good · Inspected Apr 2023 · 4 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

Granville Plus Nursery School

Good · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

71.8 incidents per 1,000 residents

Higher crime than 55% of London
→ Stable

-55% vs borough

Crime by type

Other29%
Anti-social behaviour24%
Violence & sexual offences22%
Vehicle crime13%
Burglary8%
Theft3%
Drug offences1%
Robbery0%

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 · 1.2km

Crime is +10% above London average

Property

Prices, sales volume and market trends

Avg floor area106.7 m²

EPC breakdown

C
4%
D
9%
E
2%

Based on 15 properties · Confidence: medium

Street mix

Semi 8%Flat 92%

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

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£266,750
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 EAnnual charge £1,982
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+3.4%

Total change

+146%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

+10.11

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached8.3%
Flat/maisonette91.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£130k£290k+123.1%1
Pre-crash peak2007–2007£242k£242k+0%2
GFC & correction2008–2012£380k£415k+9.2%1
Help-to-Buy recovery2013–2016£356k£320k-10.1%1.5
Rate-rise correction2023–2023£320k£320k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.6% alpha

Flat/maisonette-1.6% α
Local
1.8%
District
3.4%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

CricklewoodNational Rail
6 min walk
Kilburn Underground StationJubilee
11 min walk
Willesden Green Underground StationJubilee · Metropolitan
12 min walk
Brondesbury Rail StationMildmay
14 min walk
Brondesbury Park Rail StationMildmay
19 min walk
No bus stops within 400m

52

Walkability score

23

Footpaths (500m)

0

Santander docks (800m)

2.2 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

27

Car parks (800m)

0

EV chargers (800m)

Nearest car park211m
Santander docks (800m)0
Nearest cycle dock2.2 km

Nearby car parks

🅿️
B & Q Warehouse Car Park· no
630m
🅿️
Beacon Bingo Car Park
640m
🅿️
Beacon Bingo Overflow Car Park· no
742m

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 waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 22.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.9 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 70%
More green space than 84% of London

Nearest SSSI: Brent Reservoir SSSI — 3.2 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

4 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 · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

86

Parks (1km)

35

Restaurants (800m)

11

Cafes (800m)

2

Pubs (400m)

5

Pharmacies (800m)

0

Gyms (1km)

13

Sports (1km)

13

Convenience

Nearest supermarketCo-op Food · 142 m
8 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

536m

Post office

Nearby shops

Ily's Supermarket121 m
Lininiya142 m
Akshar News Agency144 m
Budgens146 m

Nearby cafes

Momtaz Shisha Cafe127 m
Cafe Guzel147 m
Nur Cafe150 m
Costa165 m

Nearby restaurants

Taste of Lahore123 m
Mango Grills123 m
Lininiya137 m
Khana139 m

Nearby pubs

The Beaten Docket120 m
The Windmill154 m
McGovern's371 m
The Crown393 m

Nearby gyms

Brondesbury Sports Club494 m
David Lloyd Clubs573 m
Brondesbury Bowls Club803 m

Nearby pharmacies

Lever Medical Centre124 m
Green Light Pharmacy175 m
Akhtar Health Store317 m
Akhtar Pharmacy320 m

Nearby health

Zental Dental Cricklewood148 m
Mapesbury Medical Group299 m
Cricklewood Dental426 m
Willesden Green Surgery477 m
Food hygiene (5-star)40% of 118

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

RETREAT FILMS LIMITED

Investment

Investment grade, yield and market outlook

59

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 score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Future outlook

55.1

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,014m
Crossrail 2 route6,081m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,430 nationally

1,657

Est. population

3,912/km²

62%

Employed

67%

Degree educated

£46,100

Median income

5.0%

Claimant rate

SuburbanMedium densityEstablished mixed

44

Community stability

Age profile

24%
23%
22%
16%
16%
Under 1824%
18–3423%
35–4922%
50–6416%
65+16%

Tenure

27%
28%
30%
14%
Own outright27%
Own (mortgage)28%
Private rent30%
Social rent14%
Shared ownership2%

Ethnicity

41%
24%
16%
White British41%
White Other24%
Asian16%
Black5%
Mixed6%
Other9%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine8%
No car household39%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent30%
Social rent14%

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)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
7
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)
22
Largest scheme
122 homes · Development Site Between 108 And 134 Formerly Known As 112 To 132, Cricklewood Lane, Cricklewood, NW2 2DP
Pipeline pressure
NONE

Named schemes (500m)

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
Former 59-61, 59-61, Oak Grove, London, NW2 3LS12 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 3NY

Full postcodeNW2 3NY
Postcode districtNW2
BoroughLondon Borough of Camden
WardFortune Green
Latitude51.554185
Longitude-0.210045
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