West Hampstead · Camden · Hampstead and Highgate constituency · 51.54681, -0.19379

NW6 2AF— West Hampstead, Camden

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 64/100Transport 62/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Strong, well-rated schools set this area apart

Liveability
70
Safety
64
Schools
95
Transport
62
Environment
55
Investment
56

The bottom line

NW6 2AF offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catches: very high noise (65 dB) — check proximity to rail lines and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

NW6 2AF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+21.2% vs London avg
vs London crime+161.0% vs London avg

Deep-dive guides for NW6 2AF

🛡️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 2AF 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 · 6 min walk

KS2: 109.5

★★

Secondary

St Augustine's Federated Schools: CE High School

Good · Inspected Mar 2023 · 17 min walk

P8: +0.15A8: 49.4

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

169.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+5% vs borough

Crime by type

Other33%
Anti-social behaviour22%
Violence & sexual offences16%
Theft9%
Burglary7%
Robbery5%
Vehicle crime5%
Drug offences3%

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 · 546m

Crime is +161% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£7,475/m²
Price per ft²£694/ft²
Avg floor area70.7 m²

EPC breakdown

B
35%
C
2%

Based on 37 properties · Confidence: high

Street mix

Flat 96%Other 4%

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£176,750
Rebuild cost per m²£2,500/m²

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

Construction era2014
WallsAverage thermal transmittance 0.22 W/m²K
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,622
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2017–2025 · CAGR

+-2.2%

Total change

-16%

Market Activity

Price Velocity & Acceleration

Current Velocity

+115.9%

per year

Acceleration

+171.35

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £500k–£600k · 25 sales

Property Type Mix

Total: 25 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2017–2019£615k£865k+40.7%6.7
Pandemic surge2021–2021£535k£535k+0%1
Rate-rise correction2023–2023£239k£239k+0%1
Current market2025–2025£515k£515k+0%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.6% alpha

Flat/maisonette-1.6% α
Local
-2.2%
District
-0.6%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

8out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Trend Position10

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
2.2 min walk
West Hampstead Thameslink

Nearby stations

West Hampstead Underground StationJubilee
2 min walk
West Hampstead Rail StationMildmay
2 min walk
West Hampstead ThameslinkNational Rail
3 min walk
Brondesbury Rail StationMildmay
8 min walk
Kilburn Underground StationJubilee
9 min walk
3 bus routes · 8 stops within 400m · 56 buses/hr peak

69

Walkability score

70

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

18

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)69
Nearest car park59m
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
NoiseVERY HIGH
rail · Rail Lden: 65 dB
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.5 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 61%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 3.0 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

WEST HAMPSTEAD MEDICAL CENTRE

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

5 min walk

85%

Recommend GP

85%

Overall GP experience

6

GPs within 1km

15

Dentists within 1km

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 2.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

110

Parks (1km)

36

Restaurants (800m)

21

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

27

Sports (1km)

3

Convenience

Nearest supermarketAmazon Fresh · 291 m
21 tennis courts2 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)

169m

Post office

Nearby shops

Western Foods and Wine198 m
Nisa Local202 m
Tesco Express340 m
Sainsbury's Local400 m

Nearby cafes

Intermission172 m
The Sanctuary Café175 m
Paul Express179 m
8 oz200 m

Nearby restaurants

Papa John's174 m
Korean Barbeque207 m
Moxie's Fish Bar212 m
Rosa's236 m

Nearby pubs

ONE75176 m
The Railway212 m
The Gallery250 m
The Gardens258 m

Nearby gyms

Movers and Shapers229 m
Acol Bridge Club & Academy235 m
Cumberland Lawn Tennis Club and Hampstead Cricket Club640 m
Studio Society944 m

Nearby pharmacies

Central Pharmacy284 m

Nearby health

Body Flow Osteopathy448 m
Chomley Gardens Surgery605 m
Your Skin Doctors613 m
Kilburn Dental Studio775 m
Food hygiene (5-star)57% of 190

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

BELLE DÉLICE LTD
CODORA LTD
CONNECTED LEARNING GROUP LTD
DAK CAPITAL LIMITED
FLAG- FIT LIKE A GLOVE LTD

+6 more

Investment

Investment grade, yield and market outlook

56

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 score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months2

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

17/100

Velocity score

Future outlook

73

Price growth score

B
Medium

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,625m
Crossrail 2 route4,703m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,530 nationally

2,562

Est. population

14,357/km²

66%

Employed

63%

Degree educated

£50,900

Median income

4.4%

Claimant rate

Urban coreHigh densityYoung professionals

26

Community stability

Age profile

20%
41%
22%
Under 1820%
18–3441%
35–4922%
50–6411%
65+6%

Tenure

14%
49%
26%
Own outright9%
Own (mortgage)14%
Private rent49%
Social rent26%
Shared ownership2%
Rent free0%

Ethnicity

32%
27%
18%
White British32%
White Other27%
Asian18%
Black9%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine10%
No car household68%
Unemployed6%
No qualifications9%

Housing tenure (Census 2021)

Private rent49%
Social rent26%

vs. London

Income vs London+21.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
14
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
21
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)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
316
Largest scheme
198 homes · Former 187, 187-199, West End Lane, London, NW6 2LJ
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
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

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 2AF

Full postcodeNW6 2AF
Postcode districtNW6
BoroughLondon Borough of Camden
WardWest Hampstead
Latitude51.546814
Longitude-0.193792
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