Fortune Green · Camden · Hampstead and Highgate constituency · 51.55832, -0.19648

NW3 7BS— Fortune Green, Camden

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

The family fortress

 

Schools 100%Safety 80/100Transport 30/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
62
Safety
80
Schools
90
Transport
30
Environment
62
Investment
35

The bottom line

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

The catch: high noise levels nearby.

Less suited to Car-free commuters.

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Location

NW3 7BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+9.8% vs London avg
vs London crime+10.0% vs London avg

Deep-dive guides for NW3 7BS

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How NW3 7BS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Luke's Church of England School

Not yet inspected · 2 min walk

KS2: 112.3

★★

Secondary

Hampstead School

Good · Inspected Apr 2023 · 10 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 · 36 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

71.8 incidents per 1,000 residents

Higher crime than 55% of London
→ Stable

-55% vs borough

Crime by type

Other29%
Anti-social behaviour24%
Violence & sexual offences22%
Vehicle crime13%
Burglary8%
Theft3%
Drug offences1%
Robbery0%

Road safety

92

Road safety score

4

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 781m

Crime is +10% above 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.

NW3 district median

£942,500

Based on 227 sales from postcodes with sufficient data

Price history

Sales (24 months)4
New build0.0%
Price per m²£21,212/m²
Price per ft²£1,971/ft²
Avg floor area65.7 m²

EPC breakdown

B
1%
C
20%
D
28%
E
18%
F
2%

Based on 69 properties · Confidence: high

Street mix

Semi 58%Terraced 8%Flat 22%Other 11%

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£164,250
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 fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £1,982
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+9.4%

Total change

+1381%

Market Activity

Price Velocity & Acceleration

Current Velocity

+69.8%

per year

Acceleration

+104.76

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £300k–£350k · 32 sales

Property Type Mix

Total: 32 sales

Semi-detached65.6%
Terraced9.4%
Flat/maisonette25%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£108k£465k+330.6%1.2
Post-dot-com plateau2002–2004£660k£650k-1.5%1.3
Pre-crash peak2006–2006£573k£573k+0%2
GFC & correction2009–2012£250k£875k+250%1
Help-to-Buy recovery2014–2015£1.50m£1.12m-25.6%3.5
Brexit uncertainty2017–2017£558k£558k+0%1
Pandemic surge2021–2021£1.93m£1.93m+0%3
Rate-rise correction2023–2023£1.45m£1.45m+0%3
Current market2024–2025£943k£1.60m+69.8%2.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-2% alpha

Semi-detached-2% α
Local
5.8%
District
7.8%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
West HampsteadThameslink line
15 min walk
West Hampstead Thameslink

Nearby stations

West Hampstead ThameslinkNational Rail
14 min walk
West Hampstead Rail StationMildmay
16 min walk
Finchley Road & Frognal Rail StationMildmay
16 min walk
Hampstead Underground StationNorthern
17 min walk
Kilburn Underground StationJubilee
17 min walk
No bus stops within 400m

39

Walkability score

85

Footpaths (500m)

0

Santander docks (800m)

2.2 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

14

Car parks (800m)

0

EV chargers (800m)

Nearest car park444m
Santander docks (800m)0
Nearest cycle dock2.2 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.7 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 64%
More green space than 87% of London

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

GRAY'S INN MEDICAL GROUP WEST HAMPSTEAD

80 FORTUNE GREEN ROAD, NW6 1DS

5 min walk

88%

Recommend GP

88%

Overall GP experience

4

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 2.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

89

Parks (1km)

8

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

37

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Black Lion (857 m)

Nearest supermarketCo-op Food · 543 m
29 tennis courts4 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

849m

Post office

Nearby shops

Tehran174 m
Tesco Express314 m
Sweet Corner473 m
Childs Hill Food and Wine532 m

Nearby cafes

Fortune Café331 m
Have an Avo371 m
Lamassu409 m
Jels Cafe509 m

Nearby restaurants

Takagiya366 m
Bombay Nights399 m
Etles424 m
Giacomo's436 m

Nearby pubs

The Black Lion857 m
The Alliance870 m
The Mill882 m
Alice House888 m

Nearby gyms

West Heath Lawn Tennis Club314 m
The Gym Group359 m
Studio Society371 m
Brondesbury Sports Club632 m

Nearby pharmacies

Akshar Pharmacies756 m
Central Pharmacy1.1 km

Nearby health

Fortune Green Dental355 m
The Medical Centre426 m
Your Skin Doctors684 m
Chomley Gardens Surgery689 m
Food hygiene (5-star)47% of 51

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

AIGENCY GLOBAL LTD
BCE PROPERTIES LTD
EDEN PROPERTY SOLUTIONS LTD
JMPM LTD

Investment

Investment grade, yield and market outlook

35

Investment score

Weak

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 moderate.

Avg monthly rent
£2,102London avg: £1,950/mo
Gross yield
2.7% (low)London avg: 3.8%Below average yield — bottom 70%
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

45

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,644m
Crossrail 2 route5,540m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,430 nationally

1,657

Est. population

3,912/km²

62%

Employed

67%

Degree educated

£46,100

Median income

5.0%

Claimant rate

SuburbanMedium densityEstablished mixed

44

Community stability

Age profile

24%
23%
22%
16%
16%
Under 1824%
18–3423%
35–4922%
50–6416%
65+16%

Tenure

27%
28%
30%
14%
Own outright27%
Own (mortgage)28%
Private rent30%
Social rent14%
Shared ownership2%

Ethnicity

41%
24%
16%
White British41%
White Other24%
Asian16%
Black5%
Mixed6%
Other9%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine8%
No car household39%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent30%
Social rent14%

vs. London

Income vs London+9.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
43
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
22
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)
17
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
Former 368, 368-372, Finchley Road, London, NW3 7AJ22 homes
completed
The Octagon, 527A, Finchley Road, London, NW3 7BG20 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 7BS

Full postcodeNW3 7BS
Postcode districtNW3
BoroughLondon Borough of Camden
WardFortune Green
Latitude51.558320
Longitude-0.196481
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