Fortune Green · Camden · Hampstead and Highgate constituency · 51.54901, -0.20517

NW2 3QL— Fortune Green, Camden

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

The practical family move

 

Schools 100%Safety 76/100Transport 56/100Yield 4.50%⚠ Knotweed sites nearby

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
68
Safety
76
Schools
90
Transport
56
Environment
70
Investment
71

The bottom line

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

The catch: 5 Japanese knotweed sites within 400m — may affect mortgage applications.

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

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Location

NW2 3QL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+0.5% vs London avg
vs London crime+40.0% vs London avg

Deep-dive guides for NW2 3QL

🛡️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🔒 Very Safe

“The practical family move”

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How NW2 3QL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

West Hampstead Primary School

Not yet inspected · 5 min walk

KS2: 105.3

★★

Secondary

Hampstead School

Good · Inspected Apr 2023 · 10 min walk

P8: -0.42A8: 41.5

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

91.1 incidents per 1,000 residents

Higher crime than 69% of London
→ Stable

-43% vs borough

Crime by type

Other28%
Anti-social behaviour22%
Violence & sexual offences19%
Vehicle crime10%
Burglary10%
Theft5%
Robbery3%
Drug offences3%

Road safety

96

Road safety score

4

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 906m

Crime is +40% above London average

Property

Prices, sales volume and market trends

Avg floor area85.3 m²

EPC breakdown

B
1%
C
7%
D
6%

Based on 14 properties · Confidence: medium

Street mix

Semi 6%Detached 6%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

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£213,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2022 · CAGR

+10%

Total change

+889%

Market Activity

Price Velocity & Acceleration

Current Velocity

+31.1%

per year

Acceleration

+69.62

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £175k–£200k · 17 sales

Property Type Mix

Total: 17 sales

Detached5.9%
Semi-detached5.9%
Flat/maisonette88.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£57k£101k+77.6%2.5
Post-dot-com plateau2001–2004£175k£168k-4%1
Pre-crash peak2005–2005£232k£232k+0%1
GFC & correction2012–2012£283k£283k+0%1
Help-to-Buy recovery2013–2014£422k£342k-19%2.5
Brexit uncertainty2018–2018£700k£700k+0%1
Pandemic surge2020–2020£430k£430k+0%1
Rate-rise correction2022–2022£564k£564k+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
11.8%
District
9.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

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
2.6 min walk
Brondesbury

Nearby stations

Kilburn Underground StationJubilee
3 min walk
Brondesbury Rail StationMildmay
6 min walk
BrondesburyNational Rail
6 min walk
Brondesbury Park Rail StationMildmay
12 min walk
West Hampstead Rail StationMildmay
12 min walk
No bus stops within 400m

36

Walkability score

53

Footpaths (500m)

0

Santander docks (800m)

1.7 km

Nearest cycle dock

Central London commute times

London Bridge ★34 min
Victoria37 min ↓
Waterloo37 min ↓
Canary Wharf44 min ↓
City41 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

15

Car parks (800m)

0

EV chargers (800m)

Nearest car park141m
Santander docks (800m)0
Nearest cycle dock1.7 km

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: 14.0 µg/m³ · PM2.5: 7.0 µg/m³
Better than 96% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.2 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 79% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.4 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

5 min walk

90%

Recommend GP

90%

Overall GP experience

7

GPs within 1km

6

Dentists within 1km

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

54

Parks (1km)

20

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

16

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Mill (343 m)

Nearest supermarketCo-op Food · 589 m
10 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

389m

Post office

Nearby shops

Londis386 m
International Food Centre521 m
Lan 2000 kompressor Ltd609 m
Budgens645 m

Nearby cafes

Wok Box223 m
Opa! Greek Bakery & Patisserie227 m
Costa244 m
Piccolo373 m

Nearby restaurants

Woodoven Pizza355 m
Ciao Ciao432 m
Peri Peri Original437 m
Chicken Cottage442 m

Nearby pubs

The Mill343 m
The Alliance364 m
North London Tavern423 m
Wingmans441 m

Nearby gyms

Brondesbury Bowls Club409 m
Studio Society866 m
Christ Church Primary School Sportsgrounds866 m
The Gym Group886 m

Nearby pharmacies

Green Light Pharmacy535 m
Lever Medical Centre699 m
Akhtar Health Store961 m

Nearby health

Mapesbury Medical Group409 m
Zental Dental Cricklewood672 m
Your Skin Doctors743 m
Chomley Gardens Surgery766 m
Food hygiene (5-star)53% of 80

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

KIDDIE HUB HAVEN LIMITED
KIDDIE HUB LIMITED
SAMOA INVESTMENTS LIMITED

Investment

Investment grade, yield and market outlook

71

Investment score

Strong

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Future outlook

42.1

Price growth score

D
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,386m
Crossrail 2 route5,520m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,672 nationally

1,570

Est. population

14,261/km²

68%

Employed

63%

Degree educated

£42,200

Median income

5.7%

Claimant rate

Inner cityHigh densityYoung professionals

27

Community stability

Age profile

15%
38%
24%
14%
Under 1815%
18–3438%
35–4924%
50–6414%
65+9%

Tenure

16%
53%
18%
Own outright13%
Own (mortgage)16%
Private rent53%
Social rent18%
Shared ownership1%

Ethnicity

33%
27%
14%
White British33%
White Other27%
Asian14%
Black10%
Mixed8%
Other8%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine14%
No car household63%
Unemployed5%
No qualifications10%

Housing tenure (Census 2021)

Private rent53%
Social rent18%

vs. London

Income vs London+0.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
12
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)
5

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
27
Largest scheme
91 homes · 65 & 67, 65 & 67, MAYGROVE ROAD, NW6 2EH
Pipeline pressure
NONE

Named schemes (500m)

377 & 377A, 377 & 377A, Kilburn High Road, NW6 7QE35 homes
completed
TELEPHONE HOUSE, 1-15, TELEPHONE HOUSE, 1-15, SHOOT UP HILL, NW2 3BA31 homes
completed
13, 13, Christchurch Avenue, NW6 7QP14 homes
completed
342A, Kilburn High Road, London, NW6 2QJ14 homes
completed
TEMPLER HOUSE (REAR SITE), TEMPLER HOUSE (REAR SITE), SHOOT UP HILL, NW212 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 3QL

Full postcodeNW2 3QL
Postcode districtNW2
BoroughLondon Borough of Camden
WardFortune Green
Latitude51.549012
Longitude-0.205172
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