Fortune Green · Camden · Hampstead and Highgate constituency · 51.55221, -0.20356

NW2 3SR— Fortune Green, Camden

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

The family fortress

 

Schools 100%Safety 80/100Transport 38/100~5% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
66
Safety
80
Schools
90
Transport
38
Environment
79
Investment
48

The bottom line

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

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

Less suited to Car-free commuters.

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Location

NW2 3SR

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 3SR

🛡️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 3SR 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 16 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

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

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 746m

Crime is +10% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£10,357/m²
Price per ft²£962/ft²
Avg floor area111 m²

EPC breakdown

B
4%
C
4%
D
8%
E
5%
F
1%

Based on 22 properties · Confidence: medium

Street mix

Semi 55%Terraced 7%Detached 3%Flat 35%

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£277,500
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)
RoofPitched, no insulation (assumed)
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

1995–2025 · CAGR

+6.8%

Total change

+620%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.8%

per year

Acceleration

-26.43

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £600k–£700k · 29 sales

Property Type Mix

Total: 29 sales

Detached3.4%
Semi-detached55.2%
Terraced6.9%
Flat/maisonette34.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£157k£280k+78.3%1.6
Post-dot-com plateau2001–2003£339k£464k+36.9%1.7
Pre-crash peak2006–2006£315k£315k+0%2
GFC & correction2008–2012£351k£764k+117.9%1.2
Help-to-Buy recovery2013–2016£1.03m£1.36m+31.3%1
Brexit uncertainty2018–2018£995k£995k+0%2
Rate-rise correction2022–2022£1.20m£1.20m+0%1
Current market2025–2025£1.13m£1.13m+0%3

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-4.9% alpha

Semi-detached-4.9% α
Local
9.6%
District
14.5%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
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
6.7 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

34

Walkability score

35

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 park486m
Santander docks (800m)0
Nearest cycle dock1.9 km

Connectivity

Broadband and mobile coverage

96%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download456 Mbps
Superfast coverage96%
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 AONB33% green spaceTree canopy: 70%
More green space than 88% 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

10

GPs within 1km

6

Dentists within 1km

1

Care homes (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

80

Parks (1km)

6

Restaurants (800m)

7

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

26

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 508 m
20 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)

226m

Post office

Nearby shops

Londis200 m
International Food Centre457 m
Lan 2000 kompressor Ltd537 m
Ily's Supermarket557 m

Nearby cafes

Curled Leaf339 m
The Mill House417 m
Momtaz Shisha Cafe534 m
Lamassu549 m

Nearby restaurants

Villa Carioca486 m
Abyssinia492 m
Nautilus532 m
Taste of Lahore542 m

Nearby pubs

The Mill199 m
The Alliance217 m
The Beaten Docket578 m
The Windmill607 m

Nearby gyms

Studio Society539 m
The Gym Group560 m
Brondesbury Sports Club617 m
Brondesbury Bowls Club737 m

Nearby pharmacies

Green Light Pharmacy469 m
Lever Medical Centre593 m
Akhtar Health Store816 m
Akhtar Pharmacy820 m

Nearby health

Mapesbury Medical Group417 m
Your Skin Doctors542 m
The Medical Centre545 m
Chomley Gardens Surgery569 m
Food hygiene (5-star)51% of 49

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
0
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

ALPINE SPEED LIMITED
DEEL RIVER MUSIC LIMITED
GRANGE HOUSE MUSIC PUBLISHING LIMITED
KNOWLTON ADVISORS LTD
MIUE LTD

+2 more

Investment

Investment grade, yield and market outlook

48

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

53.6

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,530m
Crossrail 2 route5,581m

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)
16
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
14
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)
23
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
Flats 3-9, 8, Flats 3-9, 8, Agamemnon Road, NW6 1DY7 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 3SR

Full postcodeNW2 3SR
Postcode districtNW2
BoroughLondon Borough of Camden
WardFortune Green
Latitude51.552206
Longitude-0.203560
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
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