Fortune Green · Camden · Hampstead and Highgate constituency · 51.55199, -0.20399

NW2 3SP— Fortune Green, Camden

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

The family fortress

 

Schools 100%Safety 76/100Transport 47/100Yield 3.94%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
60
Safety
76
Schools
90
Transport
47
Environment
78
Investment
55

The bottom line

NW2 3SP offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £640,000 median — strong value for Families who can accept its trade-offs.

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

NW2 3SP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+23.1% vs London avg
vs London income+0.5% vs London avg
vs London crime+40.0% vs London avg

Deep-dive guides for NW2 3SP

🛡️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 3SP 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 · 4 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 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 27 min walk

4 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 774m

Crime is +40% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£640,000

Median sale price

Above London median by 23%

£640,000 is 23% above the London median (£520,000)

-49.6%

This year

Flat

Dominant type

Price history

5-year change
-50.6%
Sales (24 months)6
New build0.0%
Avg semi-detached£1,600,000
Avg terraced£1,972,500
Avg flat£625,000
Price per m²£7,748/m²
Price per ft²£720/ft²
Avg floor area79.5 m²

EPC breakdown

B
1%
C
18%
D
27%
E
12%

Based on 58 properties · Confidence: high

Street mix

Semi 14%Terraced 6%Flat 80%

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

Stamp duty

Standard buyer£19,500
First-time buyerFTB
£19,500
Additional propertyBTL/2nd
£38,700

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

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

Bank of England (monthly average)

Affordability

15.2×

Price-to-income

£3,202/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£198,750
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 DAnnual charge £1,622
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.5%

Total change

+608%

Market Activity

Price Velocity & Acceleration

Current Velocity

-41.1%

per year

Acceleration

-119.12

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 88 sales

Property Type Mix

Total: 88 sales

Semi-detached14.8%
Terraced5.7%
Flat/maisonette79.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£93k£208k+124.3%3.3
Post-dot-com plateau2001–2004£250k£380k+52%2
Pre-crash peak2005–2007£185k£305k+64.9%4.3
GFC & correction2008–2012£411k£485k+17.9%3.2
Help-to-Buy recovery2013–2015£460k£528k+14.7%4.3
Brexit uncertainty2018–2019£650k£585k-10%1.5
Pandemic surge2020–2021£585k£1.30m+121.5%2
Rate-rise correction2022–2023£668k£673k+0.8%2.5
Current market2024–2026£625k£655k+4.8%2

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.5% alpha

Weakest performer

Semi-detached

-7.6% alpha

Flat/maisonette-0.5% α
Local
5.9%
District
6.4%
Semi-detached-7.6% α
Local
10%
District
17.6%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing14
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

35

Walkability score

36

Footpaths (500m)

0

Santander docks (800m)

1.9 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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park455m
Santander docks (800m)0
Nearest cycle dock1.9 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
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.4 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 58%
More green space than 87% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.1 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): 4

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

9

GPs within 1km

7

Dentists within 1km

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

70

Parks (1km)

6

Restaurants (800m)

7

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

25

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 483 m
19 tennis courts2 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)

242m

Post office

Nearby shops

Londis217 m
International Food Centre430 m
Lan 2000 kompressor Ltd512 m
Ily's Supermarket535 m

Nearby cafes

Curled Leaf364 m
The Mill House446 m
Momtaz Shisha Cafe511 m
Wok Box546 m

Nearby restaurants

Villa Carioca459 m
Abyssinia465 m
Taste of Lahore520 m
Persia Restaurant548 m

Nearby pubs

The Mill208 m
The Alliance229 m
The Beaten Docket557 m
The Windmill585 m

Nearby gyms

Studio Society577 m
The Gym Group599 m
Brondesbury Sports Club635 m
Brondesbury Bowls Club700 m

Nearby pharmacies

Green Light Pharmacy443 m
Lever Medical Centre573 m
Akhtar Health Store802 m
Akhtar Pharmacy806 m

Nearby health

Mapesbury Medical Group384 m
Zental Dental Cricklewood564 m
Your Skin Doctors572 m
The Medical Centre582 m
Food hygiene (5-star)50% of 62

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

13 WESTBERE ROAD MANAGEMENT LIMITED
BLACK AND FIELD LIMITED
HAYGRAND LIMITED
NIA & RUSS LIMITED
OPTIONCHANCE PROPERTY MANAGEMENT LIMITED

+2 more

Investment

Investment grade, yield and market outlook

55

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
3.9% (average)London avg: 3.8%Above average yield
Gentrification score6/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months3

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

43.3

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,536m
Crossrail 2 route5,595m

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%
Price vs London+23.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
14
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
13
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)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
24
Largest scheme
91 homes · 65 & 67, 65 & 67, MAYGROVE ROAD, NW6 2EH
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£640,000)

£19,500

Standard buyer

£19,500

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for NW2 3SP

Full postcodeNW2 3SP
Postcode districtNW2
BoroughLondon Borough of Camden
WardFortune Green
Latitude51.551988
Longitude-0.203987
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