West Hampstead · Camden · Hampstead and Highgate constituency · 51.55135, -0.19527

NW6 1BL— West Hampstead, Camden

Location and area intelligence for NW6 1BL, West Hampstead, Camden

The overachiever's postcode

 

Top 5% LondonSchools 100%Safety 84/100Transport 50/100Low yield 2.76%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
75
Safety
84
Schools
90
Transport
50
Environment
59
Investment
40

The bottom line

NW6 1BL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £915,000 median — strong value for Families who can accept its trade-offs.

The catch: 12 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

NW6 1BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London avg price+76.0% vs London avg
vs London income+21.2% vs London avg
vs London crime-37.0% vs London avg

Deep-dive guides for NW6 1BL

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

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“The overachiever's postcode”

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How NW6 1BL 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 · 2 min walk

KS2: 108.9

★★

Secondary

Hampstead School

Good · Inspected Apr 2023 · 12 min walk

P8: -0.42A8: 41.5

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

40.8 incidents per 1,000 residents

Better than 70% of London
→ Stable

-75% vs borough

Crime by type

Other31%
Anti-social behaviour30%
Violence & sexual offences19%
Vehicle crime11%
Burglary6%
Drug offences2%
Robbery2%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 173m

Crime is 37% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£915,000

Median sale price

Top 25% — 76% above London median

£915,000 is 76% above the London median (£520,000)

-35.5%

This year

Flat

Dominant type

Price history

5-year change
+95.8%
Sales (24 months)5
New build0.0%
Avg semi-detached£2,186,700
Avg terraced£915,000
Avg flat£735,000
Price per m²£12,398/m²
Price per ft²£1,152/ft²
Avg floor area76 m²

EPC breakdown

C
38%
D
25%
E
5%
F
2%

Based on 70 properties · Confidence: high

Street mix

Semi 4%Terraced 16%Flat 80%

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

Stamp duty

Standard buyer£33,250
First-time buyerFTB
£33,250
Additional propertyBTL/2nd
£60,700

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

18.0×

Price-to-income

£4,577/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£190,000
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)
GlazingFully double glazed
Council tax band Band EAnnual charge £1,982
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.4%

Total change

+808%

Market Activity

Price Velocity & Acceleration

Current Velocity

-35.5%

per year

Acceleration

-9.91

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £400k–£450k · 80 sales

Property Type Mix

Total: 80 sales

Semi-detached3.8%
Terraced16.3%
Flat/maisonette80%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£432k+563.8%2.8
Post-dot-com plateau2001–2004£189k£210k+11.1%2.8
Pre-crash peak2005–2007£282k£515k+82.6%4
GFC & correction2008–2012£351k£393k+11.8%3
Help-to-Buy recovery2013–2016£760k£1.40m+84%2.8
Brexit uncertainty2018–2019£435k£525k+20.7%1
Pandemic surge2020–2021£630k£467k-25.8%1.5
Rate-rise correction2022–2023£785k£447k-43.1%2
Current market2024–2026£1.23m£590k-52%1.7

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Weakest performer

Terraced

-6.1% alpha

Flat/maisonette+0.3% α
Local
7.4%
District
7.1%
Terraced-6.1% α
Local
3%
District
9.1%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

73out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing17
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

West Hampstead ThameslinkNational Rail
5 min walk
West Hampstead Rail StationMildmay
6 min walk
West Hampstead Underground StationJubilee
8 min walk
Kilburn Underground StationJubilee
10 min walk
Brondesbury Rail StationMildmay
11 min walk
No bus stops within 400m

54

Walkability score

67

Footpaths (500m)

0

Santander docks (800m)

1.7 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)

Total spaces (800m)64
Nearest car park153m
Santander docks (800m)0
Nearest cycle dock1.7 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed492 Mbps
Median download447 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: 4.0 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 2.7 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

1 min walk

89%

Recommend GP

89%

Overall GP experience

6

GPs within 1km

9

Dentists within 1km

1

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 2.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

112

Parks (1km)

20

Restaurants (800m)

18

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

46

Sports (1km)

1

Convenience

Nearest supermarketLittle Waitrose · 187 m
37 tennis courts2 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

381m

Post office

Nearby shops

GAIL's294 m
Sweet Corner308 m
Sainsbury's Local320 m
Londis400 m

Nearby cafes

David's Deli170 m
The Mill House174 m
Grocery Post240 m
Curled Leaf246 m

Nearby restaurants

The Tiffin Tin87 m
Gourmet Burger Kitchen174 m
Nando's258 m
Hana280 m

Nearby pubs

The Black Lion237 m
Alice House253 m
Bobby Fitzpatrick270 m
The Alliance403 m

Nearby gyms

Studio Society430 m
The Gym Group434 m
Movers and Shapers505 m
Cumberland Lawn Tennis Club and Hampstead Cricket Club569 m

Nearby pharmacies

Central Pharmacy394 m

Nearby health

Chomley Gardens Surgery91 m
Your Skin Doctors98 m
The Medical Centre362 m
Fortune Green Dental430 m
Food hygiene (5-star)55% of 137

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

20 HOLMDALE ROAD (FREEHOLD) LIMITED
34 HOLMDALE ROAD MANAGEMENT COMPANY LIMITED
54 HOLMDALE ROAD LIMITED
CREWE ISSUE LIMITED
HOLM DEALS UK LTD

+3 more

Investment

Investment grade, yield and market outlook

40

Investment score

Moderate

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

Low gross yield (2.8%) 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
2.8% (low)London avg: 3.8%Below average yield — bottom 69%
Gentrification score55/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months1

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

8/100

Velocity score

Future outlook

74.4

Price growth score

B
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,039m
Crossrail 2 route5,035m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,496 nationally

1,323

Est. population

24,320/km²

69%

Employed

70%

Degree educated

£50,900

Median income

2.0%

Claimant rate

Inner cityVery high densityYoung professionals

39

Community stability

Age profile

22%
25%
25%
16%
Under 1822%
18–3425%
35–4925%
50–6416%
65+13%

Tenure

27%
23%
39%
Own outright27%
Own (mortgage)23%
Private rent39%
Social rent10%
Shared ownership0%
Rent free0%

Ethnicity

48%
27%
White British48%
White Other27%
Asian11%
Black3%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine7%
No car household47%
Unemployed3%
No qualifications6%

Housing tenure (Census 2021)

Private rent39%
Social rent10%

vs. London

Income vs London+21.2%
Price vs London+76.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
41
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
17
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)
12

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
337
Largest scheme
232 homes · Westfield, 15, Kidderpore Avenue, CROFTWAY, FINCHLEY ROAD (300-326), London, NW3 7SG
Pipeline pressure
NONE

Named schemes (500m)

Liddell Industrial Estate, 1-33, Liddell Industrial Estate, 1-33, Liddell Road, NW6 2EW106 homes
completed
Hampstead Garden Centre, 163, Hampstead Garden Centre, 163, Iverson Road, NW6 2RB36 homes
completed
The Octagon, 527A, Finchley Road, London, NW3 7BG20 homes
completed
Former 159-161, 159-161, Iverson Road, London, NW6 2RB19 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
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£915,000)

£33,250

Standard buyer

£33,250

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for NW6 1BL

Full postcodeNW6 1BL
Postcode districtNW6
BoroughLondon Borough of Camden
WardWest Hampstead
Latitude51.551351
Longitude-0.195271
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