Fortune Green · Camden · Hampstead and Highgate constituency · 51.55440, -0.19202

NW3 7BB— Fortune Green, Camden

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

The practical family move

 

Top 13% LondonSchools 100%Safety 82/100Transport 46/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
72
Safety
82
Schools
90
Transport
46
Environment
59
Investment
44

The bottom line

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

The catch: 6 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

NW3 7BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+9.8% vs London avg
vs London crime-15.0% vs London avg

Deep-dive guides for NW3 7BB

🛡️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 7BB 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 · 13 min walk

P8: -0.42A8: 41.5

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

55.6 incidents per 1,000 residents

Better than 58% of London
→ Stable

-66% vs borough

Crime by type

Other27%
Anti-social behaviour25%
Violence & sexual offences20%
Vehicle crime14%
Burglary6%
Robbery5%
Theft2%
Drug offences1%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

4

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 308m

Crime is 15% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£9,927/m²
Price per ft²£922/ft²
Avg floor area57 m²

EPC breakdown

C
12%
D
16%
E
6%

Based on 34 properties · Confidence: high

Street mix

Terraced 14%Flat 82%Other 4%

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£142,500
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)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,622
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+4.9%

Total change

+318%

Market Activity

Price Velocity & Acceleration

Current Velocity

+58.9%

per year

Acceleration

+79.86

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £125k–£150k · 27 sales

Property Type Mix

Total: 27 sales

Terraced14.8%
Flat/maisonette85.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£150k£189k+26%3
Post-dot-com plateau2001–2002£190k£260k+36.8%3.5
Pre-crash peak2005–2006£250k£309k+23.6%1
GFC & correction2011–2011£344k£344k+0%1
Help-to-Buy recovery2015–2015£880k£880k+0%1
Brexit uncertainty2017–2017£700k£700k+0%1
Pandemic surge2021–2021£500k£500k+0%1
Current market2024–2026£395k£628k+58.9%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+7.4% alpha

Flat/maisonette+7.4% α
Local
20.9%
District
13.5%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

34out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing6
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

49

Walkability score

80

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

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park321m
Santander docks (800m)0
Nearest cycle dock1.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

56%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed324 Mbps
Median download332 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
NoiseLOW
none
Quieter than 70% of London
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

8

Dentists within 1km

2

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 1.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

105

Parks (1km)

16

Restaurants (800m)

12

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

53

Sports (1km)

0

Convenience

Nearest supermarketLittle Waitrose · 318 m
40 tennis courts7 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

955m

Post office

Nearby shops

Sweet Corner284 m
Tesco Express354 m
Tehran367 m
GAIL's434 m

Nearby cafes

Grocery Post264 m
David's Deli268 m
Caffè Nero301 m
Lamassu324 m

Nearby restaurants

Hana230 m
Gourmet Burger Kitchen289 m
Nautilus312 m
Mama's Kubo321 m

Nearby pubs

The Black Lion359 m
Alice House388 m
Bobby Fitzpatrick428 m
The Alliance730 m

Nearby gyms

The Gym Group352 m
Studio Society368 m
West Heath Lawn Tennis Club390 m
Cumberland Lawn Tennis Club and Hampstead Cricket Club527 m

Nearby pharmacies

Central Pharmacy622 m

Nearby health

The Medical Centre319 m
Fortune Green Dental328 m
Chomley Gardens Surgery340 m
Your Skin Doctors357 m
Food hygiene (5-star)54% of 106

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

DRY CLEANING ONLINE LIMITED
HAMPSTEAD GARMENT CARE LTD
HGC DIGITAL LIMITED
HNR RECYCLING UK LTD
HR MOTORS 99 INTERNATIONAL LIMITED

+7 more

Investment

Investment grade, yield and market outlook

44

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 score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months1

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

8/100

Velocity score

Future outlook

70.8

Price growth score

B
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,115m
Crossrail 2 route5,032m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,753 nationally

1,458

Est. population

4,810/km²

71%

Employed

71%

Degree educated

£46,100

Median income

2.9%

Claimant rate

Inner cityMedium densityYoung professionals

31

Community stability

Age profile

20%
28%
27%
14%
Under 1820%
18–3428%
35–4927%
50–6414%
65+11%

Tenure

19%
21%
53%
Own outright19%
Own (mortgage)21%
Private rent53%
Social rent7%
Shared ownership1%

Ethnicity

40%
29%
White British40%
White Other29%
Asian12%
Black4%
Mixed8%
Other8%

Employment & lifestyle

Managerial / professional59%
Routine / semi-routine9%
No car household57%
Unemployed4%
No qualifications8%

Housing tenure (Census 2021)

Private rent53%
Social rent7%

vs. London

Income vs London+9.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
46
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
20
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
328-338, 328-338, Finchley Road, 2-6 Platt's Lane, 17A 19-29 Kidderpore Avenue, NW3 7AG128 homes
completed
The Octagon, 527A, Finchley Road, London, NW3 7BG20 homes
completed
455-457 Finchley Road, London, NW3 6HN17 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 7BB

Full postcodeNW3 7BB
Postcode districtNW3
BoroughLondon Borough of Camden
WardFortune Green
Latitude51.554403
Longitude-0.192020
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