Fortune Green · Camden · Hampstead and Highgate constituency · 51.55254, -0.20254

NW2 3SL— Fortune Green, Camden

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 83/100Transport 41/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
71
Safety
83
Schools
90
Transport
41
Environment
79
Investment
51

The bottom line

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

Less suited to Car-free commuters.

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Location

NW2 3SL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+9.8% vs London avg
vs London crime-17.0% vs London avg

Deep-dive guides for NW2 3SL

🛡️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

“The family fortress”

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How NW2 3SL 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 · 3 min walk

KS2: 105.3

★★

Secondary

Hampstead School

Good · Inspected Apr 2023 · 6 min walk

P8: -0.42A8: 41.5

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

53.7 incidents per 1,000 residents

Better than 59% of London
→ Stable

-67% vs borough

Crime by type

Other31%
Violence & sexual offences21%
Anti-social behaviour14%
Vehicle crime14%
Burglary7%
Robbery6%
Drug offences4%
Theft4%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 680m

Crime is 17% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£11,201/m²
Price per ft²£1,041/ft²
Avg floor area99.1 m²

EPC breakdown

B
1%
C
12%
D
21%
E
3%

Based on 37 properties · Confidence: high

Street mix

Semi 22%Terraced 9%Flat 70%

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£247,750
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

1995–2024 · CAGR

+5.9%

Total change

+421%

Market Activity

Price Velocity & Acceleration

Current Velocity

+30.2%

per year

Acceleration

+19.37

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £350k–£400k · 67 sales

Property Type Mix

Total: 67 sales

Semi-detached19.4%
Terraced9%
Flat/maisonette71.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£205k£280k+36.6%2.5
Post-dot-com plateau2001–2004£395k£328k-17%3.2
Pre-crash peak2005–2007£290k£351k+21.1%2
GFC & correction2008–2012£390k£570k+46.2%2.4
Help-to-Buy recovery2013–2016£947k£617k-34.8%2
Brexit uncertainty2017–2019£772k£575k-25.5%2
Rate-rise correction2022–2023£740k£820k+10.8%2.5
Current market2024–2024£1.07m£1.07m+0%2

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+0.6% alpha

Weakest performer

Flat/maisonette

-0.7% alpha

Semi-detached+0.6% α
Local
10.6%
District
10%
Flat/maisonette-0.7% α
Local
6.8%
District
7.5%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing5
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Kilburn Underground StationJubilee
8 min walk
Brondesbury Rail StationMildmay
10 min walk
BrondesburyNational Rail
10 min walk
West Hampstead Rail StationMildmay
12 min walk
West Hampstead Underground StationJubilee
13 min walk
No bus stops within 400m

35

Walkability score

35

Footpaths (500m)

0

Santander docks (800m)

2.0 km

Nearest cycle dock

Central London commute times

London Bridge ★42 min
Victoria44 min ↑
Waterloo44 min ↑
Canary Wharf51 min ↑
City45 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

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park560m
Santander docks (800m)0
Nearest cycle dock2.0 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.4 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 70%
More green space than 89% of London

Nearest SSSI: Hampstead Heath Woods 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

GRAY'S INN MEDICAL GROUP WEST HAMPSTEAD

80 FORTUNE GREEN ROAD, NW6 1DS

6 min walk

88%

Recommend GP

88%

Overall GP experience

7

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

89

Parks (1km)

8

Restaurants (800m)

10

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

25

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 573 m
20 tennis courts1 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)

196m

Post office

Nearby shops

Londis170 m
Sweet Corner479 m
Tesco Express516 m
International Food Centre527 m

Nearby cafes

Curled Leaf284 m
The Mill House350 m
Lamassu469 m
Have an Avo490 m

Nearby restaurants

Nautilus452 m
Bombay Nights473 m
The Tiffin Tin480 m
Takagiya494 m

Nearby pubs

The Mill186 m
The Alliance196 m
The Beaten Docket638 m
The Windmill668 m

Nearby gyms

Studio Society460 m
The Gym Group481 m
Brondesbury Sports Club601 m
Brondesbury Bowls Club811 m

Nearby pharmacies

Green Light Pharmacy538 m
Lever Medical Centre652 m
Akshar Pharmacies969 m

Nearby health

The Medical Centre465 m
Your Skin Doctors473 m
Mapesbury Medical Group494 m
Chomley Gardens Surgery500 m
Food hygiene (5-star)53% of 62

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

32 SARRE ROAD LIMITED
8 SARRE ROAD FREEHOLD LIMITED
ALLIANCE ACV COMMUNITY INTEREST COMPANY
FELYNE LTD
GREGORY & CO ESTATES LTD

+2 more

Investment

Investment grade, yield and market outlook

51

Investment score

Moderate

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

63.8

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,501m
Crossrail 2 route5,537m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,138 nationally

1,582

Est. population

15,774/km²

71%

Employed

72%

Degree educated

£46,100

Median income

2.1%

Claimant rate

Inner cityVery high densityYoung professionals

40

Community stability

Age profile

20%
29%
24%
16%
Under 1820%
18–3428%
35–4924%
50–6416%
65+11%

Tenure

21%
29%
36%
13%
Own outright21%
Own (mortgage)29%
Private rent36%
Social rent13%
Shared ownership0%
Rent free0%

Ethnicity

48%
28%
White British48%
White Other28%
Asian8%
Black5%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional62%
Routine / semi-routine7%
No car household44%
Unemployed3%
No qualifications7%

Housing tenure (Census 2021)

Private rent36%
Social rent13%

vs. London

Income vs London+9.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
23
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
17
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)
126
Largest scheme
106 homes · Liddell Industrial Estate, 1-33, Liddell Industrial Estate, 1-33, Liddell Road, NW6 2EW
Pipeline pressure
NONE

Named schemes (500m)

TEMPLER HOUSE (REAR SITE), TEMPLER HOUSE (REAR SITE), SHOOT UP HILL, NW212 homes
completed
34 Fordwych Road, London, NW2 3TG11 homes
completed
Kwame Nkrumah Court, 15, Hillfield Road, London, NW6 1QD10 homes
completed
Former 81, 81, Fordwych Road, London, NW2 3TL8 homes
completed
Former 88, 88, Fordwych Road, London, NW2 3TJ7 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 3SL

Full postcodeNW2 3SL
Postcode districtNW2
BoroughLondon Borough of Camden
WardFortune Green
Latitude51.552541
Longitude-0.202537
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