Fortune Green · Camden · Hampstead and Highgate constituency · 51.55413, -0.19150

NW3 7BA— Fortune Green, Camden

Location and area intelligence for NW3 7BA, Fortune Green, Camden

The practical family move

 

Top 5% LondonSchools 100%Safety 82/100Transport 51/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Strong for families — high safety and school scores

Liveability
75
Safety
82
Schools
90
Transport
51
Environment
59
Investment
43

The bottom line

NW3 7BA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 6 Japanese knotweed sites within 400m — may affect mortgage applications.

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Toggle the things that matter to you — see how NW3 7BA scores on each.

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Location

NW3 7BA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+9.8% vs London avg
vs London crime-12.0% vs London avg

Deep-dive guides for NW3 7BA

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

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Postcode Personality

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“The practical family move”

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How NW3 7BA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Emmanuel Church of England Primary School

Not yet inspected · 3 min walk

KS2: 108.9

★★

Secondary

Hampstead School

Good · Inspected Apr 2023 · 14 min walk

P8: -0.42A8: 41.5

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

57.4 incidents per 1,000 residents

Better than 56% of London
→ Stable

-64% vs borough

Crime by type

Other25%
Violence & sexual offences22%
Anti-social behaviour19%
Vehicle crime11%
Burglary11%
Theft9%
Drug offences2%
Robbery1%

Road safety

99

Road safety score

1

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 287m

Crime is 12% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

NW3 district median

£942,500

Based on 227 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,606/m²
Price per ft²£614/ft²
Avg floor area140.8 m²

EPC breakdown

C
4%
D
5%
E
2%

Based on 11 properties · Confidence: medium

Street mix

Flat 100%

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 yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£352,000
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)
GlazingPartial secondary glazing
Council tax band Band EAnnual charge £1,982
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+5.4%

Total change

+335%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.6%

per year

Acceleration

-28.59

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 13 sales

Property Type Mix

Total: 13 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£200k£235k+17.5%1.3
Post-dot-com plateau2004–2004£322k£322k+0%1
Pre-crash peak2006–2006£595k£595k+0%1
GFC & correction2009–2011£499k£705k+41.3%1
Help-to-Buy recovery2013–2013£730k£730k+0%1
Brexit uncertainty2017–2019£1.50m£858k-42.8%1
Current market2024–2025£995k£870k-12.6%1

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
West HampsteadThameslink line
8.8 min walk
West Hampstead Thameslink

Nearby stations

West Hampstead ThameslinkNational Rail
8 min walk
Finchley Road & Frognal Rail StationMildmay
9 min walk
West Hampstead Rail StationMildmay
9 min walk
West Hampstead Underground StationJubilee
10 min walk
Hampstead Underground StationNorthern
13 min walk
No bus stops within 400m

50

Walkability score

73

Footpaths (500m)

0

Santander docks (800m)

1.8 km

Nearest cycle dock

Central London commute times

London Bridge ★40 min
Victoria43 min ↑
Waterloo42 min ↑
Canary Wharf50 min ↑
City47 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)

Total spaces (800m)64
Nearest car park303m
Santander docks (800m)0
Nearest cycle dock1.8 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: 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: 4.2 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 2.3 km

Energy

Solar: 850 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 3

Landslide susceptibility: Medium

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

CHOLMLEY GARDENS SURGERY

1 CHOLMLEY GARDENS, MILL LANE, NW6 1AE

4 min walk

89%

Recommend GP

89%

Overall GP experience

3

GPs within 1km

9

Dentists within 1km

2

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 1.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

100

Parks (1km)

16

Restaurants (800m)

14

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

50

Sports (1km)

0

Convenience

Nearest supermarketLittle Waitrose · 295 m
36 tennis courts8 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

924m

Post office

Nearby shops

Sweet Corner318 m
GAIL's400 m
Tehran414 m
Sainsbury's Local457 m

Nearby cafes

Grocery Post236 m
David's Deli252 m
Caffè Nero270 m
Lamassu363 m

Nearby restaurants

Hana197 m
Gourmet Burger Kitchen270 m
Mama's Kubo274 m
Nando's305 m

Nearby pubs

The Black Lion329 m
Alice House357 m
Bobby Fitzpatrick396 m
The Alliance747 m

Nearby gyms

The Gym Group394 m
Studio Society410 m
West Heath Lawn Tennis Club422 m
Cumberland Lawn Tennis Club and Hampstead Cricket Club480 m

Nearby pharmacies

Central Pharmacy589 m

Nearby health

Chomley Gardens Surgery345 m
The Medical Centre357 m
Your Skin Doctors365 m
Fortune Green Dental371 m
Food hygiene (5-star)56% of 108

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

WEISSE ROSE LIMITED

Investment

Investment grade, yield and market outlook

43

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 high.

Avg monthly rent
£2,102London avg: £1,950/mo
Gross yield
2.7% (low)London avg: 3.8%Below average yield — bottom 70%
Gentrification score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

65.5

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,068m
Crossrail 2 route4,985m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,116 nationally

1,480

Est. population

22,340/km²

68%

Employed

72%

Degree educated

£46,100

Median income

1.6%

Claimant rate

Urban coreVery high densityYoung professionals

42

Community stability

Age profile

22%
22%
25%
16%
14%
Under 1822%
18–3422%
35–4925%
50–6416%
65+14%

Tenure

28%
28%
36%
Own outright28%
Own (mortgage)28%
Private rent36%
Social rent7%
Shared ownership0%

Ethnicity

35%
32%
17%
White British35%
White Other32%
Asian17%
Black3%
Mixed5%
Other8%

Employment & lifestyle

Managerial / professional64%
Routine / semi-routine6%
No car household51%
Unemployed2%
No qualifications6%

Housing tenure (Census 2021)

Private rent36%
Social rent7%

vs. London

Income vs London+9.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
43
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
18
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)
6

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
228
Largest scheme
232 homes · Westfield, 15, Kidderpore Avenue, CROFTWAY, FINCHLEY ROAD (300-326), London, NW3 7SG
Pipeline pressure
NONE

Named schemes (500m)

Westfield, 15, Kidderpore Avenue, CROFTWAY, FINCHLEY ROAD (300-326), London, NW3 7SG232 homes
completed
King's College London, King's College London, Hampstead Residence, Kidderpore Avenue, NW3 7ST149 homes
completed
The Octagon, 527A, Finchley Road, London, NW3 7BG20 homes
completed
455-457 Finchley Road, London, NW3 6HN17 homes
completed
Former 264, 264-270, Finchley Road, London, NW3 7AA13 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 NW3 7BA

Full postcodeNW3 7BA
Postcode districtNW3
BoroughLondon Borough of Camden
WardFortune Green
Latitude51.554125
Longitude-0.191497
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
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TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
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