West Hampstead · Camden · Hampstead and Highgate constituency · 51.55135, -0.19223

NW6 1RD— West Hampstead, Camden

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

The practical family move

 

Top 5% LondonSchools 100%Safety 84/100Transport 55/100~4% yield · indicativeOnly 2 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
55
Environment
56
Investment
54

The bottom line

NW6 1RD 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.

Check your dealbreakers

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

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how NW6 1RD meets your needs.

Location

NW6 1RD

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 1RD

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare NW6 1RD with:

Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“The practical family move”

Share:WhatsAppShare on X

How NW6 1RD 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 · 14 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 · 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

4

Incidents (1yr)

12

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 56m

Crime is 26% below London average

Property

12 Jun

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£2,316/m²
Price per ft²£215/ft²
Avg floor area63.1 m²

EPC breakdown

B
1%
C
10%
D
11%
E
2%

Based on 24 properties · Confidence: medium

Street mix

Semi 2%Flat 93%Other 5%

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£157,750
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
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

1995–2022 · CAGR

+8.8%

Total change

+869%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.1%

per year

Acceleration

-3.82

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 38 sales

Property Type Mix

Total: 38 sales

Semi-detached2.6%
Flat/maisonette97.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£72k£249k+244.6%1.6
Post-dot-com plateau2001–2004£148k£250k+68.9%1.2
Pre-crash peak2005–2006£177k£373k+110.5%2
GFC & correction2008–2012£382k£522k+36.8%1.7
Help-to-Buy recovery2013–2015£419k£330k-21.1%2
Brexit uncertainty2017–2019£690k£580k-15.9%3
Pandemic surge2020–2021£689k£708k+2.8%1.5
Rate-rise correction2022–2022£700k£700k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.4% alpha

Flat/maisonette+1.4% α
Local
9.4%
District
8%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

51out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing0
Trend Position75

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
5.1 min walk
West Hampstead Thameslink

Nearby stations

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

62

Walkability score

103

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)

1

EV chargers (800m)

Total spaces (800m)64
Nearest car park66m
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 AONB10% green spaceTree canopy: 67%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 2.6 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

3 min walk

89%

Recommend GP

89%

Overall GP experience

3

GPs within 1km

10

Dentists within 1km

2

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 1.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

105

Parks (1km)

22

Restaurants (800m)

18

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

40

Sports (1km)

3

Convenience

Nearest supermarketLittle Waitrose · 35 m
29 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)

615m

Post office

Nearby shops

GAIL's114 m
Sainsbury's Local165 m
Tesco Express229 m
Sweet Corner404 m

Nearby cafes

Caffè Nero51 m
Grocery Post77 m
David's Deli104 m
Lena's Cafe 2109 m

Nearby restaurants

Nando's47 m
Gourmet Burger Kitchen74 m
Hana121 m
Chipotle139 m

Nearby pubs

The Black Lion31 m
Alice House60 m
Bobby Fitzpatrick98 m
The Gallery553 m

Nearby gyms

Cumberland Lawn Tennis Club and Hampstead Cricket Club360 m
Movers and Shapers412 m
The Gym Group532 m
Studio Society536 m

Nearby pharmacies

Central Pharmacy288 m

Nearby health

Chomley Gardens Surgery235 m
Your Skin Doctors261 m
The Medical Centre464 m
Fortune Green Dental518 m
Food hygiene (5-star)52% of 136

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

"309" WEST END LANE MANAGEMENT LIMITED
ABACUS ESTATES (HIGHGATE) LIMITED
ABACUS ESTATES (HOLDINGS) LIMITED
BOWIE CAPITAL LTD
COBRA CAPITAL LTD

+6 more

Investment

Investment grade, yield and market outlook

54

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 score27/100
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

72.6

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,886m
Crossrail 2 route4,855m

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)
31
Live planning apps (800m)
11
Development activity
high
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
86%
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)
333
Largest scheme
232 homes · Westfield, 15, Kidderpore Avenue, CROFTWAY, FINCHLEY ROAD (300-326), London, NW3 7SG
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
The Octagon, 527A, Finchley Road, London, NW3 7BG20 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

Live in NW6 1RD? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for NW6 1RD.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Camden with nearby boroughs:

Camden vs IslingtonCamden vs HaringeyCamden vs WestminsterCamden vs Kensington And Chelsea

Similar postcodes

Frequently asked questions

📍 Track NW6 1RD

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for NW6 1RD

Full postcodeNW6 1RD
Postcode districtNW6
BoroughLondon Borough of Camden
WardWest Hampstead
Latitude51.551349
Longitude-0.192228
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