Fortune Green · Camden · Hampstead and Highgate constituency · 51.55264, -0.19079

NW6 1LR— Fortune Green, Camden

Location and area intelligence for NW6 1LR, Fortune Green, Camden

The overachiever's postcode

 

Top 5% LondonSchools 100%Safety 82/100Transport 53/100Low yield 1.74%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Strong for families — high safety and school scores

Liveability
76
Safety
82
Schools
90
Transport
53
Environment
55
Investment
48

The bottom line

NW6 1LR offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £1,450,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

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

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Location

NW6 1LR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price+178.8% vs London avg
vs London income+9.8% vs London avg
vs London crime-12.0% vs London avg

Deep-dive guides for NW6 1LR

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

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Postcode Personality

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“The overachiever's postcode”

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How NW6 1LR 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 · 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

57.4 incidents per 1,000 residents

Better than 56% of London
→ Stable

-64% vs borough

Crime by type

Other25%
Violence & sexual offences22%
Anti-social behaviour19%
Vehicle crime11%
Burglary11%
Theft9%
Drug offences2%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 177m

Crime is 12% 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.

£1,450,000

Median sale price

Top 10% — 179% above London median

£1,450,000 is 179% above the London median (£520,000)

+13.3%

This year

Flat

Dominant type

Price history

5-year change
+77.4%
Sales (24 months)5
New build0.0%
Avg flat£1,450,000
Price per m²£11,517/m²
Price per ft²£1,070/ft²
Avg floor area120 m²

EPC breakdown

C
8%
D
13%
E
4%
F
1%

Based on 26 properties · Confidence: medium

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£86,250
First-time buyerFTB
£86,250
Additional propertyBTL/2nd
£129,750

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

31.5×

Price-to-income

£7,254/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£300,000
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)
GlazingSingle glazed
Council tax band Band EAnnual charge £1,982
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+6.3%

Total change

+517%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.3%

per year

Acceleration

-10.99

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £400k–£450k · 47 sales

Property Type Mix

Total: 47 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£235k£184k-21.7%2.6
Post-dot-com plateau2001–2003£365k£420k+15.1%3
Pre-crash peak2006–2007£528k£635k+20.3%1.5
GFC & correction2010–2012£743k£715k-3.7%2.7
Help-to-Buy recovery2013–2016£765k£878k+14.7%2
Brexit uncertainty2017–2017£818k£818k+0%1
Rate-rise correction2022–2022£1.35m£1.35m+0%1
Current market2024–2026£1.03m£1.45m+40.8%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
6.5%
District
6.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing5
Trend Position40

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
6.8 min walk
West Hampstead Thameslink

Nearby stations

West Hampstead ThameslinkNational Rail
6 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

57

Walkability score

78

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

12

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)64
Nearest car park198m
Santander docks (800m)0
Nearest cycle dock1.7 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: 4.0 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 2.4 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

12

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

99

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 · 173 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)

762m

Post office

Nearby shops

GAIL's237 m
Sainsbury's Local293 m
Tesco Express362 m
Sweet Corner400 m

Nearby cafes

Grocery Post107 m
Caffè Nero124 m
David's Deli173 m
Lena's Cafe 2250 m

Nearby restaurants

Hana62 m
Nando's149 m
Gourmet Burger Kitchen170 m
Mama's Kubo192 m

Nearby pubs

The Black Lion179 m
Alice House201 m
Bobby Fitzpatrick238 m
The Gallery680 m

Nearby gyms

Cumberland Lawn Tennis Club and Hampstead Cricket Club328 m
The Gym Group509 m
Studio Society519 m
Movers and Shapers545 m

Nearby pharmacies

Central Pharmacy425 m

Nearby health

Chomley Gardens Surgery321 m
Your Skin Doctors347 m
The Medical Centre454 m
Fortune Green Dental489 m
Food hygiene (5-star)51% of 129

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

FLAT BREW LIMITED
FORTALIS GROUP LTD
GENEVA CONSULTANCY LIMITED
PHINTIAS ADVISORY UK LTD
POWER BY SOLAR LIMITED

+3 more

Investment

Investment grade, yield and market outlook

48

Investment score

Moderate

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

Low gross yield (1.7%) 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
1.7% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score26/100
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

67

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,916m
Crossrail 2 route4,850m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,116 nationally

1,480

Est. population

22,340/km²

68%

Employed

72%

Degree educated

£46,100

Median income

1.6%

Claimant rate

Urban coreVery high densityYoung professionals

42

Community stability

Age profile

22%
22%
25%
16%
14%
Under 1822%
18–3422%
35–4925%
50–6416%
65+14%

Tenure

28%
28%
36%
Own outright28%
Own (mortgage)28%
Private rent36%
Social rent7%
Shared ownership0%

Ethnicity

35%
32%
17%
White British35%
White Other32%
Asian17%
Black3%
Mixed5%
Other8%

Employment & lifestyle

Managerial / professional64%
Routine / semi-routine6%
No car household51%
Unemployed2%
No qualifications6%

Housing tenure (Census 2021)

Private rent36%
Social rent7%

vs. London

Income vs London+9.8%
Price vs London+178.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
32
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
15
Local approval rate
60%
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)
227
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
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
Former 264, 264-270, Finchley Road, London, NW3 7AA13 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£1,450,000)

£86,250

Standard buyer

£86,250

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 1LR

Full postcodeNW6 1LR
Postcode districtNW6
BoroughLondon Borough of Camden
WardFortune Green
Latitude51.552639
Longitude-0.190792
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