West Hampstead · Camden · Hampstead and Highgate constituency · 51.54978, -0.18576

NW6 1XT— West Hampstead, Camden

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

High-connectivity investment target

 

Schools 100%Safety 60/100Transport 61/100Yield 4.04%⚠ Knotweed sites nearby

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
67
Safety
60
Schools
90
Transport
61
Environment
54
Investment
68

The bottom line

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

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

Less suited to Families.

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Location

NW6 1XT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+21.2% vs London avg
vs London crime+197.0% vs London avg

Deep-dive guides for NW6 1XT

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

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“High-connectivity investment target”

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How NW6 1XT 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 · 8 min walk

KS2: 108.9

★★

Secondary

Harris Academy St John's Wood

Good · Inspected Nov 2019 · 18 min walk

P8: +0.53A8: 50.9

100% of local schools rated Good or Outstanding · based on 24 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

Medium crime

193.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+20% vs borough

Crime by type

Other35%
Anti-social behaviour17%
Violence & sexual offences17%
Theft11%
Vehicle crime7%
Robbery6%
Burglary6%
Drug offences2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 535m

Crime is +197% above London average

Property

Prices, sales volume and market trends

Avg floor area62.4 m²

EPC breakdown

C
41%
D
31%
E
1%

Based on 73 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

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£156,000
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, partial insulation (assumed)
RoofPitched, limited insulation (assumed)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,622
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2021 · CAGR

+6.9%

Total change

+433%

Market Activity

Price Velocity & Acceleration

Current Velocity

+51.8%

per year

Acceleration

+95.02

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 19 sales

Property Type Mix

Total: 19 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£105k£105k+0%1
Post-dot-com plateau2002–2004£168k£217k+29.6%1.7
Pre-crash peak2005–2007£198k£263k+32.6%1
Help-to-Buy recovery2013–2014£435k£370k-14.9%1.5
Brexit uncertainty2017–2019£615k£369k-40%1.3
Pandemic surge2021–2021£560k£560k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.1% alpha

Flat/maisonette+3.1% α
Local
8.9%
District
5.8%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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 Hampstead Underground StationJubilee line
5.6 min walk
Finchley Road & Frognal

Nearby stations

Finchley Road & Frognal Rail StationMildmay
2 min walk
Finchley Road & FrognalNational Rail
2 min walk
West Hampstead Rail StationMildmay
6 min walk
West Hampstead Underground StationJubilee
6 min walk
Finchley Road Underground StationJubilee · Metropolitan
7 min walk
No bus stops within 400m

46

Walkability score

54

Footpaths (500m)

0

Santander docks (800m)

1.4 km

Nearest cycle dock

Central London commute times

London Bridge ★33 min
Victoria36 min ↓
Waterloo36 min ↓
Canary Wharf43 min ↓
City41 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

20

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)64
Nearest car park129m
Santander docks (800m)0
Nearest cycle dock1.4 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: 3.5 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 31%
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

BELSIZE PRIORY MEDICAL PRACTICE (GROUP)

ABBEY CENTRE, 172A BELSIZE ROAD, NW6 4BJ

13 min walk

72%

Recommend GP

72%

Overall GP experience

5

GPs within 1km

12

Dentists within 1km

1

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

71

Parks (1km)

30

Restaurants (800m)

16

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

35

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Bobby Fitzpatrick (414 m)

Nearest supermarketAldi · 396 m
23 tennis courts6 swimming pools3 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)

615m

Post office

Nearby shops

Pandoca338 m
Sainsbury's Local377 m
Tesco Express378 m
GAIL's389 m

Nearby cafes

Bar Bicicletta210 m
Streets Coffee275 m
Starbucks329 m
Buzz Coffee384 m

Nearby restaurants

ENSH249 m
Taro262 m
Wok&Go273 m
Domino's299 m

Nearby pubs

Bobby Fitzpatrick414 m
Alice House431 m
The Black Lion452 m
The Gardens470 m

Nearby gyms

Cumberland Lawn Tennis Club and Hampstead Cricket Club146 m
Tokia353 m
Virgin Active354 m
Movers and Shapers420 m

Nearby pharmacies

Central Pharmacy397 m
Boots798 m
Superdrug881 m

Nearby health

Optimax London474 m
Lemoge Clinic509 m
Chomley Gardens Surgery717 m
My Healthcare clinic724 m
Food hygiene (5-star)50% of 154

Business

Local businesses registered here

Active businesses
2
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

LMC ELECTRICAL LTD
SOM SECURITY LTD

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 score22/100
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

44

Price growth score

D
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,444m
Crossrail 2 route4,383m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,807 nationally

1,959

Est. population

12,310/km²

57%

Employed

52%

Degree educated

£50,900

Median income

6.7%

Claimant rate

Urban coreHigh densitySocially diverse / deprived

28

Community stability

Age profile

19%
33%
20%
17%
Under 1819%
18–3433%
35–4920%
50–6417%
65+11%

Tenure

39%
48%
Own outright6%
Own (mortgage)6%
Private rent39%
Social rent48%
Shared ownership1%
Rent free0%

Ethnicity

27%
24%
17%
16%
White British27%
White Other24%
Asian17%
Black16%
Mixed7%
Other9%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine16%
No car household69%
Unemployed5%
No qualifications14%

Housing tenure (Census 2021)

Social rent48%
Private rent39%

vs. London

Income vs London+21.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
31
Live planning apps (800m)
18
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
17
Local approval rate
50%
Borough approval rate
87%
Historic landfill (400m)
1
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)
229
Largest scheme
198 homes · Former 187, 187-199, West End Lane, London, NW6 2LJ
Pipeline pressure
NONE

Named schemes (500m)

321, Finchley Road, London, NW3 6EP109 homes
completed
2-28 & ADJOINING LAND, 26, Lithos Road, London, NW3 6EF39 homes
completed
321, Finchley Road, London, NW3 6EP32 homes
completed
Iq Haywood House, Asher House, Blackburn Road, London, NW6 1RZ29 homes
completed
ROSEMONT EMBANKMENT, LAND TO REAR OF, 16-26, 30-32, ROSEMONT EMBANKMENT, LAND TO REAR OF, 16-26, 30-32, ROSEMONT ROAD, NW327 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 1XT

Full postcodeNW6 1XT
Postcode districtNW6
BoroughLondon Borough of Camden
WardWest Hampstead
Latitude51.549783
Longitude-0.185756
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