West Hampstead · Camden · Hampstead and Highgate constituency · 51.54871, -0.18961

NW6 1BR— West Hampstead, Camden

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

The urban professional's pick

 

Schools 100%Safety 60/100Transport 61/100Low yield 3.07%⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
66
Safety
60
Schools
90
Transport
61
Environment
54
Investment
46

The bottom line

NW6 1BR offers exceptional schools (100% Good/Outstanding) at £821,500 median — strong value for Most buyers who can accept its trade-offs.

The catches: very high noise (65 dB) — check proximity to rail lines and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Toggle the things that matter to you — see how NW6 1BR scores on each.

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Location

NW6 1BR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London avg price+58.0% vs London avg
vs London income+21.2% vs London avg
vs London crime+197.0% vs London avg

Deep-dive guides for NW6 1BR

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

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How NW6 1BR 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 · 6 min walk

KS2: 108.9

★★

Secondary

St Augustine's Federated Schools: CE High School

Good · Inspected Mar 2023 · 20 min walk

P8: +0.15A8: 49.4

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 23 min walk

6 primaries · 0 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

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 399m

Crime is +197% above London average

Property

2 Jul

Prices, sales volume and market trends

£821,500

Median sale price

Top 25% — 58% above London median

£821,500 is 58% above the London median (£520,000)

Flat

Dominant type

Price history

Sales (24 months)44
New build100.0%
Avg flat£821,500
Price per m²£11,538/m²
Price per ft²£1,072/ft²
Avg floor area71.2 m²

EPC breakdown

B
43%
C
1%

Based on 44 properties · Confidence: high

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

Stamp duty

Standard buyer£28,575
First-time buyerFTB
£28,575
Additional propertyBTL/2nd
£53,220

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

16.1×

Price-to-income

£4,110/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£178,000
Rebuild cost per m²£2,500/m²

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

Construction era2024
WallsAverage thermal transmittance 0.15 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,622
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2024–2025 · CAGR

+-21.5%

Total change

-21%

Market Activity

Price Velocity & Acceleration

Current Velocity

-21.5%

per year

Acceleration

+0.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 44 sales

Property Type Mix

Total: 44 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2024–2025£828k£650k-21.5%22

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-8.8% alpha

Flat/maisonette-8.8% α
Local
-21.5%
District
-12.7%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
West Hampstead Underground StationJubilee line
2.7 min walk
West Hampstead

Nearby stations

West Hampstead Rail StationMildmay
2 min walk
West HampsteadNational Rail
2 min walk
West Hampstead Underground StationJubilee
3 min walk
Finchley Road & Frognal Rail StationMildmay
6 min walk
Finchley Road Underground StationJubilee · Metropolitan
9 min walk
3 bus routes · 9 stops within 400m · 102 buses/hr peak

74

Walkability score

87

Footpaths (500m)

0

Santander docks (800m)

1.4 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

19

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)64
Nearest car park131m
Santander docks (800m)0
Nearest cycle dock1.4 km

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
rail · Rail Lden: 65 dB
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.6 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 61%
Less green space than 76% of London

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

7 min walk

89%

Recommend GP

89%

Overall GP experience

6

GPs within 1km

11

Dentists within 1km

1

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

90

Parks (1km)

19

Restaurants (800m)

14

Cafes (800m)

7

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

30

Sports (1km)

6

Convenience

Nearest supermarketAmazon Fresh · 89 m
20 tennis courts4 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

7

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

360m

Post office

Nearby shops

Tesco Express133 m
Sainsbury's Local182 m
Western Foods and Wine221 m
GAIL's232 m

Nearby cafes

Buzz Coffee92 m
Costa143 m
Starbucks147 m
8 oz169 m

Nearby restaurants

Five Guys95 m
Amorino99 m
Rosa's126 m
The Banana Tree Canteen166 m

Nearby pubs

The Gardens243 m
The Gallery245 m
Bobby Fitzpatrick248 m
The Railway284 m

Nearby gyms

Movers and Shapers138 m
Cumberland Lawn Tennis Club and Hampstead Cricket Club289 m
Acol Bridge Club & Academy354 m
Virgin Active568 m

Nearby pharmacies

Central Pharmacy117 m

Nearby health

Chomley Gardens Surgery554 m
Your Skin Doctors575 m
Optimax London685 m
Lemoge Clinic711 m
Food hygiene (5-star)50% of 119

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
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

ARTEMIS AG LIMITED
DOLOMITE DATA LIMITED
MAUDE CALVELEY MEDICAL LTD
NOMA INTERIOR DESIGN LTD

Investment

Investment grade, yield and market outlook

46

Investment score

Moderate

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

Avg monthly rent
£2,102London avg: £1,950/mo
Gross yield
3.1% (average)London avg: 3.8%Below average yield — bottom 61%
Gentrification score20/100
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

51.1

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,552m
Crossrail 2 route4,547m

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

Urban coreHigh 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%
Price vs London+58.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
12
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
16
Local approval rate
43%
Borough approval rate
87%
Opportunity area
No
CIL rate (residential)
£250/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
222
Largest scheme
198 homes · Former 187, 187-199, West End Lane, London, NW6 2LJ
Pipeline pressure
NONE

Named schemes (500m)

Former 187, 187-199, West End Lane, London, NW6 2LJ198 homes
completed
156 West End Lane, NW6 1SD180 homes
completed
220, Iverson Road, London, NW6 2HL40 homes
completed
Hampstead Garden Centre, 163, Hampstead Garden Centre, 163, Iverson Road, NW6 2RB36 homes
completed
Iq Haywood House, Asher House, Blackburn Road, London, NW6 1RZ29 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 (£821,500)

£28,575

Standard buyer

£28,575

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 1BR

Full postcodeNW6 1BR
Postcode districtNW6
BoroughLondon Borough of Camden
WardWest Hampstead
Latitude51.548710
Longitude-0.189606
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