West Hampstead · Camden · Hampstead and Highgate constituency · 51.55214, -0.19119

NW6 1LL— West Hampstead, Camden

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

The practical family move

 

Top 5% LondonSchools 100%Safety 84/100Transport 54/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
77
Safety
84
Schools
90
Transport
54
Environment
55
Investment
53

The bottom line

NW6 1LL 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

NW6 1LL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+21.2% vs London avg
vs London crime-26.0% vs London avg

Deep-dive guides for NW6 1LL

🛡️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 NW6 1LL 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 · 15 min walk

P8: -0.42A8: 41.5

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

48.1 incidents per 1,000 residents

Better than 64% of London
→ Stable

-70% vs borough

Crime by type

Other32%
Violence & sexual offences17%
Vehicle crime14%
Robbery13%
Burglary9%
Anti-social behaviour7%
Theft7%
Drug offences2%

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 125m

Crime is 26% 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.

NW6 district median

£625,000

Based on 565 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£9,168/m²
Price per ft²£852/ft²
Avg floor area90.1 m²

EPC breakdown

C
9%
D
17%
E
3%
F
1%

Based on 30 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

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£225,250
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 fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band EAnnual charge £1,982
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+6.8%

Total change

+572%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.9%

per year

Acceleration

+30.44

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £200k–£250k · 63 sales

Property Type Mix

Total: 63 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£122k£257k+110.7%4.3
Post-dot-com plateau2001–2004£320k£383k+19.5%2
Pre-crash peak2005–2006£390k£451k+15.7%2.5
GFC & correction2009–2012£475k£643k+35.4%2.5
Help-to-Buy recovery2014–2016£372k£980k+163.4%1.7
Brexit uncertainty2017–2018£910k£947k+4%2
Pandemic surge2020–2021£925k£810k-12.4%1
Rate-rise correction2023–2023£700k£700k+0%1
Current market2024–2024£818k£818k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.4% alpha

Flat/maisonette-0.4% α
Local
6.8%
District
7.2%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
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
6.2 min walk
West Hampstead Thameslink

Nearby stations

West Hampstead ThameslinkNational Rail
5 min walk
West Hampstead Rail StationMildmay
7 min walk
Finchley Road & Frognal Rail StationMildmay
7 min walk
West Hampstead Underground StationJubilee
8 min walk
Finchley Road Underground StationJubilee · Metropolitan
12 min walk
No bus stops within 400m

60

Walkability score

94

Footpaths (500m)

0

Santander docks (800m)

1.6 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

13

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)64
Nearest car park146m
Santander docks (800m)0
Nearest cycle dock1.6 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.9 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 2.5 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)

21

Restaurants (800m)

17

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

41

Sports (1km)

3

Convenience

Nearest supermarketLittle Waitrose · 117 m
30 tennis courts5 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)

705m

Post office

Nearby shops

GAIL's179 m
Sainsbury's Local236 m
Tesco Express306 m
Sweet Corner402 m

Nearby cafes

Grocery Post57 m
Caffè Nero63 m
David's Deli135 m
Lena's Cafe 2191 m

Nearby restaurants

Hana36 m
Nando's88 m
Gourmet Burger Kitchen123 m
Chipotle208 m

Nearby pubs

The Black Lion118 m
Alice House140 m
Bobby Fitzpatrick178 m
The Gallery627 m

Nearby gyms

Cumberland Lawn Tennis Club and Hampstead Cricket Club320 m
Movers and Shapers490 m
The Gym Group519 m
Studio Society528 m

Nearby pharmacies

Central Pharmacy368 m

Nearby health

Chomley Gardens Surgery289 m
Your Skin Doctors316 m
The Medical Centre459 m
Fortune Green Dental501 m
Food hygiene (5-star)50% of 133

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

ISOL LIMITED
MANAGEMENT SCIENCE LIMITED
SYSTEMS@WORK LIMITED
TEREDO LIMITED

Investment

Investment grade, yield and market outlook

53

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score26/100
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

67.6

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,896m
Crossrail 2 route4,842m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,678 nationally

1,830

Est. population

13,546/km²

73%

Employed

78%

Degree educated

£50,900

Median income

1.8%

Claimant rate

Urban coreHigh densityYoung professionals

30

Community stability

Age profile

14%
37%
28%
Under 1814%
18–3437%
35–4928%
50–6412%
65+10%

Tenure

20%
21%
55%
Own outright20%
Own (mortgage)21%
Private rent55%
Social rent4%
Shared ownership0%
Rent free0%

Ethnicity

36%
32%
15%
White British36%
White Other32%
Asian15%
Black3%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional64%
Routine / semi-routine6%
No car household58%
Unemployed4%
No qualifications5%

Housing tenure (Census 2021)

Private rent55%
Social rent4%

vs. London

Income vs London+21.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
29
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
15
Local approval rate
70%
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)
334
Largest scheme
232 homes · Westfield, 15, Kidderpore Avenue, CROFTWAY, FINCHLEY ROAD (300-326), London, NW3 7SG
Pipeline pressure
NONE

Named schemes (500m)

156 West End Lane, NW6 1SD180 homes
completed
220, Iverson Road, London, NW6 2HL40 homes
completed
The Octagon, 527A, Finchley Road, London, NW3 7BG20 homes
completed
10 Lymington Road, London, NW6 1HY19 homes
completed
455-457 Finchley Road, London, NW3 6HN17 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

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Key facts for NW6 1LL

Full postcodeNW6 1LL
Postcode districtNW6
BoroughLondon Borough of Camden
WardWest Hampstead
Latitude51.552142
Longitude-0.191187
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