Fortune Green · Camden · Hampstead and Highgate constituency · 51.54855, -0.20385

NW2 3TB— Fortune Green, Camden

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 82/100Transport 57/100Yield 4.50%⚠ Knotweed sites nearby

Best for: Families, Investors

Compare areas

Strong for families — high safety and school scores

Liveability
70
Safety
82
Schools
90
Transport
57
Environment
70
Investment
68

The bottom line

NW2 3TB 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: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

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

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Location

NW2 3TB

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+0.5% vs London avg
vs London crime-14.0% vs London avg

Deep-dive guides for NW2 3TB

🛡️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 3TB 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 · 11 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 · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

56.1 incidents per 1,000 residents

Better than 57% of London
→ Stable

-65% vs borough

Crime by type

Other23%
Anti-social behaviour22%
Vehicle crime19%
Violence & sexual offences19%
Burglary7%
Drug offences5%
Theft3%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 839m

Crime is 14% below London average

Property

Prices, sales volume and market trends

Avg floor area57.9 m²

EPC breakdown

C
21%
D
34%
E
14%

Based on 69 properties · Confidence: high

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£144,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,442
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2009–2017 · CAGR

+6.3%

Total change

+63%

Market Activity

Price Velocity & Acceleration

Current Velocity

-27.9%

per year

Acceleration

-47.55

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 4 sales

Property Type Mix

Total: 4 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2009–2009£175k£175k+0%1
Help-to-Buy recovery2013–2015£330k£395k+19.7%1
Brexit uncertainty2017–2017£285k£285k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

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
1.9 min walk
Brondesbury

Nearby stations

Kilburn Underground StationJubilee
2 min walk
Brondesbury Rail StationMildmay
5 min walk
BrondesburyNational Rail
5 min walk
West Hampstead Rail StationMildmay
11 min walk
West Hampstead Underground StationJubilee
11 min walk
No bus stops within 400m

37

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

17

Car parks (800m)

0

EV chargers (800m)

Nearest car park129m
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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.1 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 81% 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

BRONDESBURY MEDICAL CENTRE

279 KILBURN HIGH ROAD, NW6 7JQ

8 min walk

83%

Recommend GP

83%

Overall GP experience

6

GPs within 1km

8

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

59

Parks (1km)

21

Restaurants (800m)

8

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

18

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 689 m
12 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

361m

Post office

Nearby shops

Londis366 m
International Food Centre621 m
Kilburn Food Market706 m
Lan 2000 kompressor Ltd710 m

Nearby cafes

Wok Box165 m
Opa! Greek Bakery & Patisserie166 m
Costa185 m
Piccolo289 m

Nearby restaurants

Woodoven Pizza279 m
Ciao Ciao346 m
Peri Peri Original355 m
Chicken Cottage361 m

Nearby pubs

The Mill322 m
The Alliance338 m
North London Tavern343 m
Wingmans354 m

Nearby gyms

Brondesbury Bowls Club466 m
Christ Church Primary School Sportsgrounds813 m
Studio Society853 m
The Gym Group872 m

Nearby pharmacies

Green Light Pharmacy636 m
Lever Medical Centre799 m

Nearby health

Mapesbury Medical Group511 m
Your Skin Doctors693 m
Chomley Gardens Surgery713 m
Zental Dental Cricklewood773 m
Food hygiene (5-star)52% of 91

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

E

High street health

Registered businesses

ALIGN UX DIGITAL LTD

Investment

Investment grade, yield and market outlook

68

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Future outlook

44

Price growth score

D
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,283m
Crossrail 2 route5,416m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,303 nationally

1,924

Est. population

20,839/km²

63%

Employed

55%

Degree educated

£42,200

Median income

6.0%

Claimant rate

Inner cityVery high densityYoung professionals

32

Community stability

Age profile

20%
36%
19%
14%
Under 1820%
18–3436%
35–4919%
50–6414%
65+10%

Tenure

34%
42%
Own outright8%
Own (mortgage)13%
Private rent34%
Social rent42%
Shared ownership2%
Rent free1%

Ethnicity

31%
23%
16%
13%
White British31%
White Other23%
Asian16%
Black13%
Mixed7%
Other10%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine16%
No car household62%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Social rent42%
Private rent34%

vs. London

Income vs London+0.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
7
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
4
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)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
134
Largest scheme
106 homes · Liddell Industrial Estate, 1-33, Liddell Industrial Estate, 1-33, Liddell Road, NW6 2EW
Pipeline pressure
NONE

Named schemes (500m)

65 & 67, 65 & 67, MAYGROVE ROAD, NW6 2EH91 homes
completed
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
59, 59, Maygrove Road, NW6 2EE29 homes
completed
13, 13, Christchurch Avenue, NW6 7QP14 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 3TB

Full postcodeNW2 3TB
Postcode districtNW2
BoroughLondon Borough of Camden
WardFortune Green
Latitude51.548551
Longitude-0.203848
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