West Hampstead · Camden · Hampstead and Highgate constituency · 51.55081, -0.19385

NW6 1RY— West Hampstead, Camden

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

The practical family move

 

Top 10% LondonSchools 100%Safety 77/100Transport 56/100Yield 4.04%⚠ Knotweed sites nearby

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
73
Safety
77
Schools
90
Transport
56
Environment
56
Investment
68

The bottom line

NW6 1RY offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Investors who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Check your dealbreakers

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

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Do you have or plan to have school-age children?
Do you work from home?
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Is noise a dealbreaker for you?

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Location

NW6 1RY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+21.2% vs London avg
vs London crime+32.0% vs London avg

Deep-dive guides for NW6 1RY

🛡️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 practical family move”

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How NW6 1RY 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 · 13 min walk

P8: -0.42A8: 41.5

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

85.9 incidents per 1,000 residents

Higher crime than 65% of London
→ Stable

-47% vs borough

Crime by type

Other36%
Violence & sexual offences19%
Anti-social behaviour18%
Vehicle crime10%
Burglary7%
Theft7%
Robbery2%
Drug offences1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 120m

Crime is +32% above London average

Property

Prices, sales volume and market trends

Avg floor area67.3 m²

EPC breakdown

C
3%
D
3%

Based on 6 properties · Confidence: low

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

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£168,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,622
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2017 · CAGR

+8.4%

Total change

+494%

Market Activity

Price Velocity & Acceleration

Current Velocity

+52.9%

per year

Acceleration

+46.80

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £75k–£100k · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£90k£90k+0%1
Post-dot-com plateau2001–2003£210k£244k+16.1%1.3
Pre-crash peak2007–2007£330k£330k+0%1
GFC & correction2009–2009£350k£350k+0%1
Brexit uncertainty2017–2017£535k£535k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
4.8 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
6 min walk
Finchley Road & Frognal Rail StationMildmay
9 min walk
Kilburn Underground StationJubilee
10 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

12

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)64
Nearest car park102m
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 waterLOW
Low
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: 70%
Below 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

2 min walk

89%

Recommend GP

89%

Overall GP experience

5

GPs within 1km

9

Dentists within 1km

1

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 2.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

117

Parks (1km)

23

Restaurants (800m)

18

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

48

Sports (1km)

3

Convenience

Nearest supermarketLittle Waitrose · 121 m
37 tennis courts4 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)

570m

Post office

Nearby shops

GAIL's184 m
Sainsbury's Local205 m
Tesco Express243 m
Sweet Corner395 m

Nearby cafes

David's Deli152 m
Lena's Cafe 2161 m
Caffè Nero176 m
Grocery Post187 m

Nearby restaurants

Gourmet Burger Kitchen135 m
Nando's172 m
Poke Shack181 m
The Tiffin Tin190 m

Nearby pubs

The Black Lion143 m
Alice House150 m
Bobby Fitzpatrick159 m
The Alliance500 m

Nearby gyms

Movers and Shapers399 m
Cumberland Lawn Tennis Club and Hampstead Cricket Club467 m
Studio Society524 m
The Gym Group525 m

Nearby pharmacies

Central Pharmacy283 m

Nearby health

Chomley Gardens Surgery184 m
Your Skin Doctors202 m
The Medical Centre453 m
Fortune Green Dental517 m
Food hygiene (5-star)54% of 142

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

68

Investment score

Good

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 score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Future outlook

54.9

Price growth score

C
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,926m
Crossrail 2 route4,919m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,120 nationally

1,408

Est. population

22,169/km²

77%

Employed

75%

Degree educated

£50,900

Median income

1.9%

Claimant rate

Urban coreVery high densityYoung professionals

25

Community stability

Age profile

42%
27%
Under 1812%
18–3442%
35–4927%
50–6411%
65+8%

Tenure

13%
18%
60%
Own outright13%
Own (mortgage)18%
Private rent60%
Social rent8%
Shared ownership0%
Rent free0%

Ethnicity

41%
29%
White British41%
White Other30%
Asian12%
Black4%
Mixed5%
Other9%

Employment & lifestyle

Managerial / professional68%
Routine / semi-routine7%
No car household64%
Unemployed4%
No qualifications7%

Housing tenure (Census 2021)

Private rent60%
Social rent8%

vs. London

Income vs London+21.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
30
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
16
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)
2

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)

156 West End Lane, NW6 1SD180 homes
completed
Liddell Industrial Estate, 1-33, Liddell Industrial Estate, 1-33, Liddell Road, NW6 2EW106 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

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Key facts for NW6 1RY

Full postcodeNW6 1RY
Postcode districtNW6
BoroughLondon Borough of Camden
WardWest Hampstead
Latitude51.550807
Longitude-0.193850
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