West Hampstead · Camden · Hampstead and Highgate constituency · 51.54474, -0.19578

NW6 2AJ— West Hampstead, Camden

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

The practical family move

 

Top 5% LondonSchools 100%Safety 80/100Transport 59/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
76
Safety
80
Schools
95
Transport
59
Environment
55
Investment
54

The bottom line

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

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Location

NW6 2AJ

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+11.9% vs London avg
vs London crime+13.0% vs London avg

Deep-dive guides for NW6 2AJ

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

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“The practical family move”

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How NW6 2AJ 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 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

73.5 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

-54% vs borough

Crime by type

Other29%
Anti-social behaviour19%
Vehicle crime18%
Violence & sexual offences13%
Burglary11%
Theft6%
Drug offences5%
Robbery1%

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 · 799m

Crime is +13% 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£14,990/m²
Price per ft²£1,393/ft²
Avg floor area51 m²

EPC breakdown

C
16%
D
16%
E
6%

Based on 38 properties · Confidence: high

Street mix

Semi 2%Terraced 6%Flat 93%

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£127,500
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,622
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+6.1%

Total change

+450%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.7%

per year

Acceleration

+20.16

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £600k–£700k · 53 sales

Property Type Mix

Total: 53 sales

Semi-detached1.9%
Terraced5.7%
Flat/maisonette92.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£141k£200k+41.8%2
Post-dot-com plateau2001–2004£262k£256k-2%2.5
Pre-crash peak2005–2007£390k£579k+48.4%2.3
GFC & correction2008–2011£421k£627k+48.9%2.5
Help-to-Buy recovery2013–2015£475k£780k+64.2%2
Brexit uncertainty2017–2019£640k£891k+39.1%1
Pandemic surge2020–2021£909k£773k-15%2
Rate-rise correction2023–2023£700k£700k+0%1
Current market2024–2024£775k£775k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.7% alpha

Flat/maisonette+1.7% α
Local
9.1%
District
7.4%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position100

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
4.7 min walk
West Hampstead

Nearby stations

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

47

Walkability score

81

Footpaths (500m)

0

Santander docks (800m)

1.3 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

16

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)72
Nearest car park266m
Santander docks (800m)0
Nearest cycle dock1.3 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 waterMEDIUM
Medium
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: 3.4 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 · 1.9 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 2.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

97

Parks (1km)

62

Restaurants (800m)

20

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Sir Colin Campbell (296 m)

Nearest supermarketAmazon Fresh · 556 m
5 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)

292m

Post office

Nearby shops

Kilburn Food Market325 m
Nisa Local388 m
Western Foods and Wine413 m
Super Choice452 m

Nearby cafes

The Sanctuary Café298 m
Rose's329 m
London Coffee Bank333 m
Cafe Bon364 m

Nearby restaurants

Mantu31 m
Bistro Olivo192 m
Bombay Flame246 m
Shiba Grill294 m

Nearby pubs

Sir Colin Campbell296 m
The Black Lion304 m
The Fiddler343 m
ONE75354 m

Nearby gyms

Acol Bridge Club & Academy348 m
Movers and Shapers478 m
Christ Church Primary School Sportsgrounds705 m
Charteris Sports Centre709 m

Nearby pharmacies

Central Pharmacy552 m

Nearby health

Body Flow Osteopathy202 m
Kilburn Dental Studio532 m
Belsize Priory Health Centre817 m
Chomley Gardens Surgery826 m
Food hygiene (5-star)57% of 221

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

E

High street health

Registered businesses

CALE LIMITED
CHIKONOMICS LTD

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 score31/100
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

Young professional

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

70.3

Price growth score

B
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,581m
Crossrail 2 route4,732m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,808 nationally

1,469

Est. population

26,161/km²

72%

Employed

72%

Degree educated

£47,000

Median income

1.5%

Claimant rate

Urban coreVery high densityYoung professionals

30

Community stability

Age profile

14%
38%
24%
13%
Under 1814%
18–3438%
35–4924%
50–6413%
65+11%

Tenure

16%
17%
48%
18%
Own outright16%
Own (mortgage)17%
Private rent48%
Social rent18%
Shared ownership0%
Rent free0%

Ethnicity

38%
30%
White British38%
White Other30%
Asian12%
Black5%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine9%
No car household60%
Unemployed4%
No qualifications8%

Housing tenure (Census 2021)

Private rent48%
Social rent18%

vs. London

Income vs London+11.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
9
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
25
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)
331
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 2AJ

Full postcodeNW6 2AJ
Postcode districtNW6
BoroughLondon Borough of Camden
WardWest Hampstead
Latitude51.544740
Longitude-0.195778
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