West Hampstead · Camden · Hampstead and Highgate constituency · 51.54466, -0.19489

NW6 2AL— West Hampstead, Camden

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

The practical family move

 

Top 5% LondonSchools 100%Safety 80/100Transport 60/100Yield 4.04%⚠ Knotweed sites nearby

Best for: Families, Investors

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Strong for families — high safety and school scores

Liveability
76
Safety
80
Schools
95
Transport
60
Environment
55
Investment
69

The bottom line

NW6 2AL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Investors who can accept its trade-offs.

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

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Toggle the things that matter to you — see how NW6 2AL scores on each.

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Location

NW6 2AL

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 2AL

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

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Postcode Personality

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“The practical family move”

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How NW6 2AL 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 · 3 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 14 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 · 794m

Crime is +13% above London average

Property

Prices, sales volume and market trends

Avg floor area68.3 m²

EPC breakdown

C
8%
D
8%
E
2%
F
1%

Based on 19 properties · Confidence: medium

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 yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£170,750
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingPartial double glazing
Council tax band Band DAnnual charge £1,622
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2016 · CAGR

+7.9%

Total change

+393%

Market Activity

Price Velocity & Acceleration

Current Velocity

-29.1%

per year

Acceleration

-26.31

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £300k–£350k · 33 sales

Property Type Mix

Total: 33 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£70k£214k+206%1.5
Post-dot-com plateau2001–2004£215k£289k+34.4%2
Pre-crash peak2005–2007£240k£393k+63.6%3
GFC & correction2008–2010£450k£380k-15.6%2
Help-to-Buy recovery2013–2016£500k£345k-31%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.2% alpha

Flat/maisonette-0.2% α
Local
9.1%
District
9.3%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
4.1 min walk
West Hampstead

Nearby stations

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

48

Walkability score

100

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

17

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)72
Nearest car park205m
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

5 min walk

83%

Recommend GP

83%

Overall GP experience

5

GPs within 1km

17

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)

56

Restaurants (800m)

18

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

17

Sports (1km)

0

Convenience

No pubs within 400m — nearest: ONE75 (307 m)

Nearest supermarketAmazon Fresh · 528 m
10 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)

242m

Post office

Nearby shops

Nisa Local341 m
Kilburn Food Market370 m
Western Foods and Wine371 m
Laven Fruit Stall484 m

Nearby cafes

The Sanctuary Café247 m
Cafe Bon313 m
London Coffee Bank371 m
Wired Co.372 m

Nearby restaurants

Mantu68 m
Bistro Olivo198 m
Bohemia House236 m
Bombay Flame243 m

Nearby pubs

ONE75307 m
The Railway333 m
Sir Colin Campbell348 m
The Black Lion359 m

Nearby gyms

Acol Bridge Club & Academy293 m
Movers and Shapers442 m
Charteris Sports Centre721 m
Christ Church Primary School Sportsgrounds753 m

Nearby pharmacies

Central Pharmacy527 m

Nearby health

Body Flow Osteopathy197 m
Kilburn Dental Studio527 m
Belsize Priory Health Centre762 m
Chomley Gardens Surgery835 m
Food hygiene (5-star)56% of 209

Business

Local businesses registered here

Active businesses
5
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

30 HEMSTAL ROAD MANAGEMENT COMPANY LIMITED
32, HEMSTAL ROAD LIMITED
HEMSTAL CONSULTING LTD
HEMSTALL ROAD RESIDENTS CO LIMITED
MGR MAINTENANCE LIMITED

Investment

Investment grade, yield and market outlook

69

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 score30/100
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

61

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,528m
Crossrail 2 route4,672m

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)
10
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
26
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)
326
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
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
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 2AL

Full postcodeNW6 2AL
Postcode districtNW6
BoroughLondon Borough of Camden
WardWest Hampstead
Latitude51.544663
Longitude-0.194887
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