Fortune Green · Camden · Hampstead and Highgate constituency · 51.55393, -0.20535

NW2 3ST— Fortune Green, Camden

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

The family fortress

 

Schools 100%Safety 80/100Transport 35/100Yield 4.50%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
67
Safety
80
Schools
90
Transport
35
Environment
70
Investment
58

The bottom line

NW2 3ST offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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 3ST

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 3ST

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How NW2 3ST 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 · 6 min walk

KS2: 105.3

★★

Secondary

Hampstead School

Good · Inspected Apr 2023 · 3 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 · 30 min walk

7 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 · 904m

Crime is +10% above London average

Property

Prices, sales volume and market trends

Avg floor area298.8 m²

EPC breakdown

B
1%
C
1%
D
1%
F
1%

Based on 4 properties · Confidence: low

Street mix

Semi 67%Terraced 22%Flat 11%

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£747,000
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, 100 mm loft insulation
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

1995–2014 · CAGR

+10.3%

Total change

+548%

Market Activity

Price Velocity & Acceleration

Current Velocity

+37.8%

per year

Acceleration

+54.52

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £700k+ · 9 sales

Property Type Mix

Total: 9 sales

Semi-detached66.7%
Terraced22.2%
Flat/maisonette11.1%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1995£270k£270k+0%1
Post-dot-com plateau2002–2002£780k£780k+0%1
Pre-crash peak2005–2006£766k£950k+24.1%2
GFC & correction2011–2012£1.52m£1.27m-16.7%1
Help-to-Buy recovery2014–2014£1.75m£1.75m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
9.1 min walk
Cricklewood

Nearby stations

CricklewoodNational Rail
9 min walk
Kilburn Underground StationJubilee
9 min walk
Brondesbury Rail StationMildmay
12 min walk
West Hampstead Rail StationMildmay
15 min walk
Willesden Green Underground StationJubilee · Metropolitan
16 min walk
No bus stops within 400m

37

Walkability score

19

Footpaths (500m)

0

Santander docks (800m)

2.1 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

18

Car parks (800m)

0

EV chargers (800m)

Nearest car park420m
Santander docks (800m)0
Nearest cycle dock2.1 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: 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: 4.6 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 70%
More green space than 90% 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

8

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

69

Parks (1km)

13

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

25

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Mill (424 m)

Nearest supermarketCo-op Food · 390 m
18 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)

443m

Post office

Nearby shops

International Food Centre366 m
Londis416 m
Ily's Supermarket418 m
Lan 2000 kompressor Ltd419 m

Nearby cafes

Momtaz Shisha Cafe404 m
Cafe Guzel445 m
Nur Cafe476 m
Costa487 m

Nearby restaurants

Villa Carioca395 m
Abyssinia397 m
Taste of Lahore409 m
Mango Grills439 m

Nearby pubs

The Mill424 m
The Beaten Docket432 m
The Alliance439 m
The Windmill465 m

Nearby gyms

Brondesbury Sports Club410 m
Studio Society576 m
The Gym Group597 m
David Lloyd Clubs675 m

Nearby pharmacies

Green Light Pharmacy372 m
Lever Medical Centre442 m
Akhtar Health Store624 m
Akhtar Pharmacy627 m

Nearby health

Mapesbury Medical Group392 m
Zental Dental Cricklewood450 m
The Medical Centre609 m
Fortune Green Dental621 m
Food hygiene (5-star)50% of 58

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

NOURISH LIMITED

Investment

Investment grade, yield and market outlook

58

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 score20/100
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

49

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,750m
Crossrail 2 route5,783m

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)
13
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
9
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)
31
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)

Former 81, 81, Fordwych Road, London, NW2 3TL8 homes
completed
Former 88, 88, Fordwych Road, London, NW2 3TJ7 homes
completed
72, Shoot-Up Hill, London, NW2 3XJ7 homes
completed
Former 15, 15, Kingscroft Road, London, NW2 3QE6 homes
completed
17, 17, Mill Lane, NW6 1NT5 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 3ST

Full postcodeNW2 3ST
Postcode districtNW2
BoroughLondon Borough of Camden
WardFortune Green
Latitude51.553933
Longitude-0.205353
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