West Hampstead · Camden · Hampstead and Highgate constituency · 51.54686, -0.19326

NW6 2BF— West Hampstead, Camden

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

The practical family move

 

Schools 100%Safety 64/100Transport 62/100Low yield 3.41%⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
67
Safety
64
Schools
95
Transport
62
Environment
55
Investment
45

The bottom line

NW6 2BF offers exceptional schools (100% Good/Outstanding) and fast broadband at £740,000 median — strong value for Most buyers who can accept its trade-offs.

The catches: high noise levels nearby and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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

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Location

NW6 2BF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price+42.3% vs London avg
vs London income+21.2% vs London avg
vs London crime+161.0% vs London avg

Deep-dive guides for NW6 2BF

🛡️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 2BF 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 · 18 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

6 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 · 537m

Crime is +161% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£740,000

Median sale price

Above London median by 42%

£740,000 is 42% above the London median (£520,000)

-8.1%

This year

Flat

Dominant type

Price history

5-year change
-17.8%
Sales (24 months)5
New build0.0%
Avg flat£740,000
Price per m²£9,661/m²
Price per ft²£897/ft²
Avg floor area76.6 m²

EPC breakdown

B
42%

Based on 42 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

Stamp duty

Standard buyer£24,500
First-time buyerFTB
£24,500
Additional propertyBTL/2nd
£46,700

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

14.5×

Price-to-income

£3,702/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£191,500
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 fuelelectricity (community)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,622
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2017–2026 · CAGR

+-1.2%

Total change

-10%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.5%

per year

Acceleration

+5.54

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 49 sales

Property Type Mix

Total: 49 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2017–2018£820k£845k+3%21
Pandemic surge2021–2021£900k£900k+0%1
Current market2024–2026£856k£735k-14.2%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
-0.8%
District
-0.6%

CAGR over 8yr 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 Velocity75
Sales Volume15
Seasonal Timing11
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 HampsteadThameslink line
1.8 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
10 min walk
3 bus routes · 8 stops within 400m · 80 buses/hr peak

70

Walkability score

66

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

16

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)64
Nearest car park58m
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
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier 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 AONB8% green spaceTree canopy: 34%
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

108

Parks (1km)

33

Restaurants (800m)

18

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

25

Sports (1km)

4

Convenience

Nearest supermarketAmazon Fresh · 263 m
21 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D
2,040 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

147m

Post office

Nearby shops

Western Foods and Wine161 m
Nisa Local167 m
Tesco Express317 m
Sainsbury's Local380 m

Nearby cafes

Intermission135 m
Paul Express142 m
The Sanctuary Café152 m
8 oz165 m

Nearby restaurants

Papa John's141 m
Korean Barbeque174 m
Moxie's Fish Bar180 m
Rosa's202 m

Nearby pubs

ONE75143 m
The Railway179 m
The Gallery214 m
The Gardens222 m

Nearby gyms

Movers and Shapers194 m
Acol Bridge Club & Academy209 m
Cumberland Lawn Tennis Club and Hampstead Cricket Club610 m
Studio Society949 m

Nearby pharmacies

Central Pharmacy259 m

Nearby health

Body Flow Osteopathy464 m
Chomley Gardens Surgery608 m
Your Skin Doctors617 m
Kilburn Dental Studio788 m
Food hygiene (5-star)56% of 164

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

COLLECTIVE PILATES WEST HAMPSTEAD LIMITED
FUNCTIONAL CARE LTD
MERIDIAN EDITORIAL LIMITED
THE MEDICAL MEDIATION FOUNDATION
THE MEDICAL MEDIATION PARTNERSHIP LIMITED

Investment

Investment grade, yield and market outlook

45

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
3.4% (average)London avg: 3.8%Below average yield — bottom 52%
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months3

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

63.7

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,600m
Crossrail 2 route4,672m

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%
Price vs London+42.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
12
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
20
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£740,000)

£24,500

Standard buyer

£24,500

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for NW6 2BF

Full postcodeNW6 2BF
Postcode districtNW6
BoroughLondon Borough of Camden
WardWest Hampstead
Latitude51.546859
Longitude-0.193257
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