West Hampstead · Camden · Hampstead and Highgate constituency · 51.54458, -0.19655

NW6 2AE— West Hampstead, Camden

Location and area intelligence for NW6 2AE, West Hampstead, Camden

High-connectivity investment target

 

Schools 100%Safety 65/100Transport 59/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
65
Schools
95
Transport
59
Environment
71
Investment
53

The bottom line

NW6 2AE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

NW6 2AE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+0.5% vs London avg
vs London crime+144.0% vs London avg

Deep-dive guides for NW6 2AE

🛡️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 2AE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Kingsgate Primary School

Outstanding · Inspected Nov 2023 · 2 min walk

KS2: 109.5

★★

Secondary

St Augustine's Federated Schools: CE High School

Good · Inspected Mar 2023 · 15 min walk

P8: +0.15A8: 49.4

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

158.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

-1% vs borough

Crime by type

Other26%
Anti-social behaviour20%
Violence & sexual offences20%
Theft8%
Drug offences8%
Robbery7%
Vehicle crime6%
Burglary5%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 831m

Crime is +144% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£10,602/m²
Price per ft²£985/ft²
Avg floor area73.1 m²

EPC breakdown

B
3%
C
3%
D
1%

Based on 7 properties · Confidence: low

Street mix

Flat 86%Other 14%

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 yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£182,750
Rebuild cost per m²£2,500/m²

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

Construction era2007 onwards
WallsSolid brick, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,442
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2014–2024 · CAGR

+2.7%

Total change

+30%

Market Activity

Price Velocity & Acceleration

Current Velocity

+29.2%

per year

Acceleration

+28.42

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £600k–£700k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2014–2014£596k£596k+0%4
Rate-rise correction2023–2023£600k£600k+0%1
Current market2024–2024£775k£775k+0%1

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
Sales Volume75

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
5.3 min walk
Brondesbury

Nearby stations

Brondesbury Rail StationMildmay
5 min walk
BrondesburyNational Rail
5 min walk
West Hampstead Underground StationJubilee
6 min walk
West Hampstead Rail StationMildmay
6 min walk
Kilburn Underground StationJubilee
8 min walk
No bus stops within 400m

48

Walkability score

74

Footpaths (500m)

0

Santander docks (800m)

1.4 km

Nearest cycle dock

Central London commute times

London Bridge ★32 min
Victoria35 min ↓
Waterloo35 min ↓
Canary Wharf42 min ↓
City40 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

15

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)72
Nearest car park266m
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 waterLOW
Low
Air qualityLOW
NO₂: 14.0 µg/m³ · PM2.5: 7.0 µg/m³
Better than 96% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.4 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 3.3 km

Energy

Solar: 852 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 3

Landslide susceptibility: Medium

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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 yield852.3 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

BRONDESBURY MEDICAL CENTRE

279 KILBURN HIGH ROAD, NW6 7JQ

4 min walk

83%

Recommend GP

83%

Overall GP experience

5

GPs within 1km

16

Dentists within 1km

Nearest hospitalHospital of St John and St Elizabeth · 2.0 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

96

Parks (1km)

62

Restaurants (800m)

20

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

12

Sports (1km)

1

Convenience

Nearest supermarketAmazon Fresh · 604 m
5 tennis courts3 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)

348m

Post office

Nearby shops

Kilburn Food Market274 m
Super Choice408 m
Nisa Local444 m
Laven Fruit Stall461 m

Nearby cafes

Rose's279 m
London Coffee Bank286 m
Cafe Lotte333 m
Kilburn Social Club & Shisha349 m

Nearby restaurants

Mantu53 m
Bistro Olivo179 m
Bombay Flame236 m
Shiba Grill240 m

Nearby pubs

Sir Colin Campbell241 m
The Black Lion248 m
The Fiddler298 m
Brondes Age379 m

Nearby gyms

Acol Bridge Club & Academy405 m
Movers and Shapers529 m
Christ Church Primary School Sportsgrounds651 m
Charteris Sports Centre679 m

Nearby pharmacies

Central Pharmacy598 m

Nearby health

Body Flow Osteopathy197 m
Kilburn Dental Studio516 m
Chomley Gardens Surgery848 m
Your Skin Doctors848 m
Food hygiene (5-star)57% of 221

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

65 HEMSTAL ROAD LIMITED

Investment

Investment grade, yield and market outlook

53

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 score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

52.7

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,611m
Crossrail 2 route4,775m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,018 nationally

2,059

Est. population

17,303/km²

57%

Employed

45%

Degree educated

£42,200

Median income

9.5%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

29

Community stability

Age profile

23%
28%
25%
16%
Under 1823%
18–3428%
35–4925%
50–6416%
65+9%

Tenure

40%
40%
Own outright6%
Own (mortgage)13%
Private rent40%
Social rent40%
Shared ownership1%
Rent free0%

Ethnicity

25%
24%
17%
15%
White British25%
White Other24%
Asian17%
Black15%
Mixed8%
Other12%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine21%
No car household72%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Private rent40%
Social rent40%

vs. London

Income vs London+0.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
9
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
23
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
133
Largest scheme
198 homes · Former 187, 187-199, West End Lane, London, NW6 2LJ
Pipeline pressure
NONE

Named schemes (500m)

Liddell Industrial Estate, 1-33, Liddell Industrial Estate, 1-33, Liddell Road, NW6 2EW106 homes
completed
Former 150, 146-162, Kilburn High Road, & 4-10 Kingsgate Road, London, NW6 4JD52 homes
completed
Hampstead Garden Centre, 163, Hampstead Garden Centre, 163, Iverson Road, NW6 2RB36 homes
completed
Former 246, 246-248, Kilburn High Road, London, NW6 2BS27 homes
completed
1-2, 1, Grangeway, London, NW6 2BT23 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 2AE

Full postcodeNW6 2AE
Postcode districtNW6
BoroughLondon Borough of Camden
WardWest Hampstead
Latitude51.544581
Longitude-0.196548
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