West Hampstead · Camden · Hampstead and Highgate constituency · 51.55138, -0.19676

NW6 1TX— West Hampstead, Camden

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

The practical family move

 

Top 10% LondonSchools 100%Safety 84/100Transport 49/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
73
Safety
84
Schools
90
Transport
49
Environment
59
Investment
54

The bottom line

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

The catch: 10 Japanese knotweed sites within 400m — may affect mortgage applications.

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

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Location

NW6 1TX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+21.2% vs London avg
vs London crime-37.0% vs London avg

Deep-dive guides for NW6 1TX

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How NW6 1TX 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 · 11 min walk

P8: -0.42A8: 41.5

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

40.8 incidents per 1,000 residents

Better than 70% of London
→ Stable

-75% vs borough

Crime by type

Other31%
Anti-social behaviour30%
Violence & sexual offences19%
Vehicle crime11%
Burglary6%
Drug offences2%
Robbery2%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 274m

Crime is 37% below London average

Property

2 Jul

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£8,590/m²
Price per ft²£798/ft²
Avg floor area126.7 m²

EPC breakdown

C
2%
D
7%
E
6%
G
1%

Based on 16 properties · Confidence: medium

Street mix

Semi 23%Terraced 57%Flat 20%

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£316,750
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £1,982
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.9%

Total change

+466%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.3%

per year

Acceleration

-3.94

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 35 sales

Property Type Mix

Total: 35 sales

Semi-detached22.9%
Terraced57.1%
Flat/maisonette20%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£190k£433k+127.6%2
Post-dot-com plateau2001–2004£340k£626k+84.2%2
Pre-crash peak2005–2007£618k£848k+37.3%2
GFC & correction2011–2011£1.10m£1.10m+0%1
Help-to-Buy recovery2013–2014£1.24m£699k-43.8%1.5
Brexit uncertainty2017–2017£1.60m£1.60m+0%1
Pandemic surge2020–2021£745k£1.50m+101.3%1.5
Rate-rise correction2022–2022£1.30m£1.30m+0%1
Current market2025–2025£1.08m£1.08m+0%2

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Weakest performer

Semi-detached

-2.9% alpha

Terraced-0.2% α
Local
8.5%
District
8.7%
Semi-detached-2.9% α
Local
10.1%
District
13%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below 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
West Hampstead Underground StationJubilee
8 min walk
Kilburn Underground StationJubilee
9 min walk
Brondesbury Rail StationMildmay
10 min walk
No bus stops within 400m

49

Walkability score

56

Footpaths (500m)

0

Santander docks (800m)

1.8 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

9

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)64
Nearest car park255m
Santander docks (800m)0
Nearest cycle dock1.8 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: 4.1 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 2.8 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

WEST HAMPSTEAD MEDICAL CENTRE

SOLENT ROAD HEALTH CLINIC, 9 SOLENT ROAD, NW6 1TP

2 min walk

85%

Recommend GP

85%

Overall GP experience

6

GPs within 1km

12

Dentists within 1km

1

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 2.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

110

Parks (1km)

16

Restaurants (800m)

15

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

37

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Alliance (301 m)

Nearest supermarketLittle Waitrose · 289 m
30 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

279m

Post office

Nearby shops

Londis297 m
Sweet Corner303 m
GAIL's394 m
Sainsbury's Local415 m

Nearby cafes

The Mill House87 m
Curled Leaf143 m
David's Deli264 m
Grocery Post338 m

Nearby restaurants

The Tiffin Tin110 m
Gourmet Burger Kitchen273 m
Nautilus295 m
Nando's361 m

Nearby pubs

The Alliance301 m
The Mill326 m
The Black Lion340 m
Alice House355 m

Nearby gyms

Studio Society406 m
The Gym Group415 m
Movers and Shapers576 m
Cumberland Lawn Tennis Club and Hampstead Cricket Club672 m

Nearby pharmacies

Central Pharmacy474 m

Nearby health

Your Skin Doctors114 m
Chomley Gardens Surgery130 m
The Medical Centre347 m
Fortune Green Dental417 m
Food hygiene (5-star)57% of 123

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

BLACKBECK LIMITED
GLENAN CONSULTING LIMITED
PERSEUS ASSOCIATES LIMITED
W H HOME MAINTENANCE LIMITED

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 score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

56.8

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,117m
Crossrail 2 route5,125m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,496 nationally

1,323

Est. population

24,320/km²

69%

Employed

70%

Degree educated

£50,900

Median income

2.0%

Claimant rate

Inner cityVery high densityYoung professionals

39

Community stability

Age profile

22%
25%
25%
16%
Under 1822%
18–3425%
35–4925%
50–6416%
65+13%

Tenure

27%
23%
39%
Own outright27%
Own (mortgage)23%
Private rent39%
Social rent10%
Shared ownership0%
Rent free0%

Ethnicity

48%
27%
White British48%
White Other27%
Asian11%
Black3%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine7%
No car household47%
Unemployed3%
No qualifications6%

Housing tenure (Census 2021)

Private rent39%
Social rent10%

vs. London

Income vs London+21.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
33
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
20
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)
10

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
330
Largest scheme
232 homes · Westfield, 15, Kidderpore Avenue, CROFTWAY, FINCHLEY ROAD (300-326), London, NW3 7SG
Pipeline pressure
NONE

Named schemes (500m)

Liddell Industrial Estate, 1-33, Liddell Industrial Estate, 1-33, Liddell Road, NW6 2EW106 homes
completed
65 & 67, 65 & 67, MAYGROVE ROAD, NW6 2EH91 homes
completed
Hampstead Garden Centre, 163, Hampstead Garden Centre, 163, Iverson Road, NW6 2RB36 homes
completed
Former 159-161, 159-161, Iverson Road, London, NW6 2RB19 homes
completed
Interlink House, 73A, Interlink House, 73A, Maygrove Road, NW6 2EG18 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 1TX

Full postcodeNW6 1TX
Postcode districtNW6
BoroughLondon Borough of Camden
WardWest Hampstead
Latitude51.551382
Longitude-0.196755
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