Fortune Green · Camden · Hampstead and Highgate constituency · 51.54883, -0.20064

NW6 2BQ— Fortune Green, Camden

Location and area intelligence for NW6 2BQ, Fortune Green, Camden

The practical family move

 

Bottom 25% LondonSchools 100%Safety 82/100Transport 54/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
70
Safety
82
Schools
90
Transport
54
Environment
71
Investment
50

The bottom line

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

The catch: 10 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

NW6 2BQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+0.5% vs London avg
vs London crime-14.0% vs London avg

Deep-dive guides for NW6 2BQ

🛡️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 2BQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

West Hampstead Primary School

Not yet inspected · 3 min walk

KS2: 105.3

★★

Secondary

Hampstead School

Good · Inspected Apr 2023 · 11 min walk

P8: -0.42A8: 41.5

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 · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

56.1 incidents per 1,000 residents

Better than 57% of London
→ Stable

-65% vs borough

Crime by type

Other23%
Anti-social behaviour22%
Vehicle crime19%
Violence & sexual offences19%
Burglary7%
Drug offences5%
Theft3%
Robbery3%

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 · 627m

Crime is 14% below 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£10,385/m²
Price per ft²£965/ft²
Avg floor area67.6 m²

EPC breakdown

C
5%
D
6%

Based on 11 properties · Confidence: medium

Street mix

Terraced 50%Flat 50%

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£169,000
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,442
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2024 · CAGR

+7.3%

Total change

+532%

Market Activity

Price Velocity & Acceleration

Current Velocity

+56.1%

per year

Acceleration

+48.35

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 14 sales

Property Type Mix

Total: 14 sales

Terraced50%
Flat/maisonette50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£103k£103k+0%1
Post-dot-com plateau2003–2003£150k£150k+0%1
Pre-crash peak2007–2007£264k£264k+0%2
GFC & correction2008–2012£310k£250k-19.5%1
Help-to-Buy recovery2013–2015£435k£328k-24.6%1
Brexit uncertainty2017–2017£385k£385k+0%1
Pandemic surge2021–2021£415k£415k+0%1
Current market2024–2024£648k£648k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Kilburn Underground StationJubilee line
3.7 min walk
Brondesbury

Nearby stations

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

39

Walkability score

72

Footpaths (500m)

0

Santander docks (800m)

1.7 km

Nearest cycle dock

Central London commute times

London Bridge ★34 min
Victoria37 min ↓
Waterloo37 min ↓
Canary Wharf44 min ↓
City41 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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park244m
Santander docks (800m)0
Nearest cycle dock1.7 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: 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: 4.0 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 3.2 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

4 min walk

85%

Recommend GP

85%

Overall GP experience

6

GPs within 1km

10

Dentists within 1km

1

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

83

Parks (1km)

28

Restaurants (800m)

11

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

22

Sports (1km)

1

Convenience

Nearest supermarketLittle Waitrose · 635 m
15 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

260m

Post office

Nearby shops

Londis280 m
Sweet Corner663 m
Sainsbury's Local669 m
Kilburn Food Market671 m

Nearby cafes

Opa! Greek Bakery & Patisserie313 m
Wok Box318 m
Curled Leaf323 m
Costa326 m

Nearby restaurants

Woodoven Pizza351 m
Ciao Ciao367 m
Peri Peri Original393 m
Chicken Cottage396 m

Nearby pubs

The Alliance247 m
The Mill249 m
Wingmans373 m
Brondes Age386 m

Nearby gyms

Brondesbury Bowls Club686 m
Movers and Shapers690 m
Studio Society727 m
The Gym Group743 m

Nearby pharmacies

Central Pharmacy649 m
Green Light Pharmacy791 m

Nearby health

Your Skin Doctors504 m
Chomley Gardens Surgery521 m
Mapesbury Medical Group682 m
The Medical Centre689 m
Food hygiene (5-star)51% of 115

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

E

High street health

Registered businesses

CHIPPS 77 LIMITED

Investment

Investment grade, yield and market outlook

50

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months0

Rental market

High

Demand

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

56

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,131m
Crossrail 2 route5,228m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,303 nationally

1,924

Est. population

20,839/km²

63%

Employed

55%

Degree educated

£42,200

Median income

6.0%

Claimant rate

Inner cityVery high densityYoung professionals

32

Community stability

Age profile

20%
36%
19%
14%
Under 1820%
18–3436%
35–4919%
50–6414%
65+10%

Tenure

34%
42%
Own outright8%
Own (mortgage)13%
Private rent34%
Social rent42%
Shared ownership2%
Rent free1%

Ethnicity

31%
23%
16%
13%
White British31%
White Other23%
Asian16%
Black13%
Mixed7%
Other10%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine16%
No car household62%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Social rent42%
Private rent34%

vs. London

Income vs London+0.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
15
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
22
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)
10

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
127
Largest scheme
106 homes · Liddell Industrial Estate, 1-33, Liddell Industrial Estate, 1-33, Liddell Road, NW6 2EW
Pipeline pressure
NONE

Named schemes (500m)

Liddell Industrial Estate, 1-33, Liddell Industrial Estate, 1-33, Liddell Road, NW6 2EW106 homes
completed
65 & 67, 65 & 67, MAYGROVE ROAD, NW6 2EH91 homes
completed
377 & 377A, 377 & 377A, Kilburn High Road, NW6 7QE35 homes
completed
TELEPHONE HOUSE, 1-15, TELEPHONE HOUSE, 1-15, SHOOT UP HILL, NW2 3BA31 homes
completed
59, 59, Maygrove Road, NW6 2EE29 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
14.5%
Ward turnout
38%
Election year
2026
MP
Tulip Siddiq (Labour)
MP majority
14,970
Constituency
Hampstead and Highgate

Councillors

Nancy Stembile JiriraLib Dems
William James ColesLib Dems
Farrell MonkLib Dems

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Key facts for NW6 2BQ

Full postcodeNW6 2BQ
Postcode districtNW6
BoroughLondon Borough of Camden
WardFortune Green
Latitude51.548834
Longitude-0.200635
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