West Hampstead · Camden · Hampstead and Highgate constituency · 51.54742, -0.18041

NW3 6LS— West Hampstead, Camden

Location and area intelligence for NW3 6LS, West Hampstead, Camden

The practical family move

 

Schools 100%Safety 60/100Transport 59/100Low yield 2.68%

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
66
Safety
60
Schools
90
Transport
59
Environment
53
Investment
52

The bottom line

NW3 6LS offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

Less suited to Families.

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Toggle the things that matter to you — see how NW3 6LS scores on each.

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Location

NW3 6LS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+21.2% vs London avg
vs London crime+197.0% vs London avg

Deep-dive guides for NW3 6LS

🛡️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 NW3 6LS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Holy Trinity CofE Primary School, NW3

Not yet inspected · Inspected Nov 2024 · 3 min walk

KS2: 105.8

★★

Secondary

The UCL Academy

Good · Inspected May 2024 · 11 min walk

P8: -0.14A8: 46.7

100% of local schools rated Good or Outstanding · based on 30 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

193.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+20% vs borough

Crime by type

Other35%
Anti-social behaviour17%
Violence & sexual offences17%
Theft11%
Vehicle crime7%
Robbery6%
Burglary6%
Drug offences2%

Road safety

98

Road safety score

2

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 984m

Crime is +197% above London average

Property

Prices, sales volume and market trends

Avg floor area42.9 m²

EPC breakdown

C
21%
D
9%
E
2%

Based on 32 properties · Confidence: high

Street mix

Terraced 20%Flat 50%Other 30%

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 yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£107,250
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,622
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2015 · CAGR

+1.4%

Total change

+31%

Market Activity

Price Velocity & Acceleration

Current Velocity

-48.1%

per year

Acceleration

-245.65

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £125k–£150k · 7 sales

Property Type Mix

Total: 7 sales

Terraced28.6%
Flat/maisonette71.4%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1995£195k£195k+0%1
Post-dot-com plateau2002–2003£140k£165k+17.9%1.5
Pre-crash peak2006–2006£491k£491k+0%2
Help-to-Buy recovery2015–2015£255k£255k+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
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Finchley Road Underground StationJubilee line
0.3 min walk

Nearby stations

Finchley Road Underground StationJubilee · Metropolitan
1 min walk
Finchley Road Underground StationNational Rail
1 min walk
Finchley Road & Frognal Rail StationMildmay
5 min walk
Swiss Cottage Underground StationJubilee
7 min walk
South Hampstead Rail StationLioness
8 min walk
No bus stops within 400m

64

Walkability score

141

Footpaths (500m)

0

Santander docks (800m)

1.1 km

Nearest cycle dock

Central London commute times

London Bridge ★33 min
Victoria36 min ↓
Waterloo36 min ↓
Canary Wharf43 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

23

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)64
Nearest car park70m
Santander docks (800m)0
Nearest cycle dock1.1 km

Connectivity

Broadband and mobile coverage

43%

Full fibre

43%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed228 Mbps
Median download28 Mbps
Superfast coverage43%
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: 28.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 78% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.2 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 16%
Less green space than 87% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.5 km

Energy

Solar: 850 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 yield849.7 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

GRAY'S INN MEDICAL GROUP HAMPSTEAD

5 DALEHAM GARDENS, NW3 5BY

5 min walk

95%

Recommend GP

95%

Overall GP experience

5

GPs within 1km

12

Dentists within 1km

5

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 1.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

76

Parks (1km)

35

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

27

Sports (1km)

3

Convenience

Nearest supermarketPricewise Food & Wine · 54 m
18 tennis courts5 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

700m

Post office

Nearby shops

Pandoca176 m
Natural Natural186 m
SK Mart198 m
Shrinath cash & carry328 m

Nearby cafes

Remon43 m
Loft Coffee Company73 m
Starbucks141 m
Garden Breakfast Café188 m

Nearby restaurants

Subway4 m
Chicken Cottage11 m
Tortilla20 m
Oriental Star55 m

Nearby pubs

The North Star228 m
Backstage Bar583 m
The Arches Wine Bar & Restaurant613 m
Aperivino678 m

Nearby gyms

Virgin Active101 m
Tokia105 m
PureGym223 m
Anytime Fitness422 m

Nearby pharmacies

Boots349 m
Superdrug432 m
Central Pharmacy770 m
Hodgetts Chemist1.1 km

Nearby health

Optimax London40 m
Lemoge Clinic57 m
My Healthcare clinic279 m
BrightSmile310 m
Food hygiene (5-star)47% of 148

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

ALBION BUSINESS CONSULTING LIMITED
CAMYABCO LTD
CITY DIAGNOSTICS LTD
DELECTABLE FOODS LTD
EAT FRESH LIVE GREEN LTD

+6 more

Investment

Investment grade, yield and market outlook

52

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.7%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£2,102London avg: £1,950/mo
Gross yield
2.7% (low)London avg: 3.8%Below average yield — bottom 70%
Gentrification score22/100
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

43.5

Price growth score

D
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,997m
Crossrail 2 route3,929m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,807 nationally

1,959

Est. population

12,310/km²

57%

Employed

52%

Degree educated

£50,900

Median income

6.7%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

28

Community stability

Age profile

19%
33%
20%
17%
Under 1819%
18–3433%
35–4920%
50–6417%
65+11%

Tenure

39%
48%
Own outright6%
Own (mortgage)6%
Private rent39%
Social rent48%
Shared ownership1%
Rent free0%

Ethnicity

27%
24%
17%
16%
White British27%
White Other24%
Asian17%
Black16%
Mixed7%
Other9%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine16%
No car household69%
Unemployed5%
No qualifications14%

Housing tenure (Census 2021)

Social rent48%
Private rent39%

vs. London

Income vs London+21.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
29
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
18
Local approval rate
56%
Borough approval rate
87%
Historic landfill (400m)
1
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)
17
Largest scheme
109 homes · 321, Finchley Road, London, NW3 6EP
Pipeline pressure
NONE

Named schemes (500m)

321, Finchley Road, London, NW3 6EP109 homes
completed
2-28 & ADJOINING LAND, 26, Lithos Road, London, NW3 6EF39 homes
completed
321, Finchley Road, London, NW3 6EP32 homes
completed
ROSEMONT EMBANKMENT, LAND TO REAR OF, 16-26, 30-32, ROSEMONT EMBANKMENT, LAND TO REAR OF, 16-26, 30-32, ROSEMONT ROAD, NW327 homes
completed
Lithos House, 307, Lithos House, 307, Finchley Road, NW3 6EH21 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
16.0%
Ward turnout
37%
Election year
2026
MP
Tulip Siddiq (Labour)
MP majority
14,970
Constituency
Hampstead and Highgate

Councillors

Janet Clementine GraubergLib Dems
Patrick Thomas StillmanLib Dems
Aarti Dimple WadhwaniLib Dems

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Key facts for NW3 6LS

Full postcodeNW3 6LS
Postcode districtNW3
BoroughLondon Borough of Camden
WardWest Hampstead
Latitude51.547416
Longitude-0.180413
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
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