Fortune Green · Camden · Hampstead and Highgate constituency · 51.54891, -0.20212

NW2 3TN— Fortune Green, Camden

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 82/100Transport 55/100~5% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
70
Safety
82
Schools
90
Transport
55
Environment
70
Investment
56

The bottom line

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

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Location

NW2 3TN

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 3TN

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“The practical family move”

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How NW2 3TN 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 · 11 min walk

P8: -0.42A8: 41.5

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 23 min walk

6 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

95

Road safety score

1

Accidents (5yr)

1

KSI (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 · 714m

Crime is 14% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£10,663/m²
Price per ft²£991/ft²
Avg floor area61.2 m²

EPC breakdown

B
2%
C
49%
D
64%
E
11%
F
2%
G
2%

Based on 130 properties · Confidence: high

Street mix

Semi 8%Terraced 4%Flat 87%Other 1%

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£153,000
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,442
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+11.1%

Total change

+2488%

Market Activity

Price Velocity & Acceleration

Current Velocity

+237.7%

per year

Acceleration

+226.31

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £125k–£150k · 100 sales

Property Type Mix

Total: 100 sales

Semi-detached8%
Terraced4%
Flat/maisonette88%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£85k£183k+115.3%5.3
Post-dot-com plateau2001–2004£220k£213k-3.4%3.5
Pre-crash peak2005–2007£295k£421k+42.8%4
GFC & correction2008–2012£320k£440k+37.5%3.7
Help-to-Buy recovery2013–2016£340k£900k+165.1%2.2
Brexit uncertainty2017–2018£538k£688k+27.9%4
Pandemic surge2021–2021£618k£618k+0%4
Rate-rise correction2022–2022£658k£658k+0%4
Current market2024–2026£585k£2.20m+276.1%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.6% alpha

Flat/maisonette+0.6% α
Local
7%
District
6.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

19out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing13
Trend Position10

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
2.9 min walk
Brondesbury

Nearby stations

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

37

Walkability score

60

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

11

Car parks (800m)

0

EV chargers (800m)

Nearest car park249m
Santander docks (800m)0
Nearest cycle dock1.7 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

99%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed495 Mbps
Median download448 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 AONB5% green spaceTree canopy: 70%
Less green space than 76% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.2 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

WEST HAMPSTEAD MEDICAL CENTRE

SOLENT ROAD HEALTH CLINIC, 9 SOLENT ROAD, NW6 1TP

5 min walk

85%

Recommend GP

85%

Overall GP experience

6

GPs within 1km

10

Dentists within 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

79

Parks (1km)

22

Restaurants (800m)

10

Cafes (800m)

5

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

24

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 753 m
16 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

268m

Post office

Nearby shops

Londis280 m
International Food Centre686 m
Kilburn Food Market700 m
Sweet Corner710 m

Nearby cafes

Opa! Greek Bakery & Patisserie248 m
Wok Box252 m
Costa265 m
Piccolo317 m

Nearby restaurants

Woodoven Pizza322 m
Ciao Ciao363 m
Peri Peri Original382 m
Chicken Cottage386 m

Nearby pubs

The Mill239 m
The Alliance248 m
Wingmans370 m
North London Tavern373 m

Nearby gyms

Brondesbury Bowls Club592 m
Studio Society759 m
The Gym Group777 m
Christ Church Primary School Sportsgrounds865 m

Nearby pharmacies

Green Light Pharmacy701 m
Central Pharmacy752 m
Lever Medical Centre859 m

Nearby health

Your Skin Doctors573 m
Mapesbury Medical Group587 m
Chomley Gardens Surgery592 m
The Medical Centre729 m
Food hygiene (5-star)51% of 101

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

E

High street health

Registered businesses

21 FORDWYCH ROAD-LIVE LIMITED
45 FORDWYCH ROAD LIMITED
47 FORDWYCH ROAD MANAGEMENT COMPANY LIMITED
53 FORDWYCH ROAD FREEHOLD LIMITED
57 FORDWYCH ROAD LIMITED

+9 more

Investment

Investment grade, yield and market outlook

56

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

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

17/100

Velocity score

Future outlook

54.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,215m
Crossrail 2 route5,324m

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)
11
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
21
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)
130
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
Interlink House, 73A, Interlink House, 73A, Maygrove Road, NW6 2EG18 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 3TN

Full postcodeNW2 3TN
Postcode districtNW2
BoroughLondon Borough of Camden
WardFortune Green
Latitude51.548911
Longitude-0.202118
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