West Hampstead · Camden · Hampstead and Highgate constituency · 51.54775, -0.19836

NW6 2EA— West Hampstead, Camden

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 72/100Transport 59/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
69
Safety
72
Schools
90
Transport
59
Environment
71
Investment
54

The bottom line

NW6 2EA 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 2EA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+0.5% vs London avg
vs London crime+85.0% vs London avg

Deep-dive guides for NW6 2EA

🛡️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 2EA 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 · 4 min walk

KS2: 105.3

★★

Secondary

Hampstead School

Good · Inspected Apr 2023 · 14 min walk

P8: -0.42A8: 41.5

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

120.1 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

-25% vs borough

Crime by type

Other31%
Anti-social behaviour17%
Violence & sexual offences17%
Theft10%
Vehicle crime9%
Drug offences6%
Robbery5%
Burglary5%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 582m

Crime is +85% 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£8,125/m²
Price per ft²£755/ft²
Avg floor area70.6 m²

EPC breakdown

C
4%
D
5%
E
1%

Based on 10 properties · Confidence: medium

Street mix

Terraced 18%Flat 82%

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£176,500
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 CAnnual charge £1,442
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2025 · CAGR

+1.8%

Total change

+54%

Market Activity

Price Velocity & Acceleration

Current Velocity

+44.4%

per year

Acceleration

+115.14

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £200k–£250k · 11 sales

Property Type Mix

Total: 11 sales

Terraced18.2%
Flat/maisonette81.8%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2001£295k£295k+0%1
GFC & correction2009–2012£188k£290k+54.7%1.3
Help-to-Buy recovery2013–2013£247k£247k+0%2
Pandemic surge2021–2021£252k£252k+0%1
Rate-rise correction2022–2023£1.07m£315k-70.7%1
Current market2025–2025£455k£455k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.2% alpha

Flat/maisonette-2.2% α
Local
7.1%
District
9.3%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Kilburn Underground StationJubilee line
5 min walk
Brondesbury

Nearby stations

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

42

Walkability score

59

Footpaths (500m)

0

Santander docks (800m)

1.6 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

13

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)64
Nearest car park114m
Santander docks (800m)0
Nearest cycle dock1.6 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 waterLOW
Low
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: 3.8 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 3.1 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

16

Dentists within 1km

1

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

85

Parks (1km)

45

Restaurants (800m)

17

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

16

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Wingmans (348 m)

Nearest supermarketLittle Waitrose · 583 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)

415m

Post office

Nearby shops

Londis440 m
Western Foods and Wine523 m
Tesco Express531 m
Nisa Local534 m

Nearby cafes

Giggling Angel344 m
Piccolo346 m
Kilburn Social Club & Shisha367 m
Opa! Greek Bakery & Patisserie409 m

Nearby restaurants

Ciao Ciao346 m
Gredy Burgers364 m
Chicken Cottage378 m
Peri Peri Original378 m

Nearby pubs

Wingmans348 m
Brondes Age351 m
North London Tavern380 m
The Alliance411 m

Nearby gyms

Movers and Shapers521 m
Acol Bridge Club & Academy563 m
Studio Society813 m
The Gym Group825 m

Nearby pharmacies

Central Pharmacy506 m

Nearby health

Your Skin Doctors526 m
Chomley Gardens Surgery534 m
Body Flow Osteopathy571 m
The Medical Centre760 m
Food hygiene (5-star)55% of 174

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

A

High street health

Registered businesses

TEDDER'S EMPORIUM LIMITED

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 score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months1

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

8/100

Velocity score

Future outlook

49.8

Price growth score

C
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,932m
Crossrail 2 route5,033m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,333 nationally

1,590

Est. population

21,671/km²

61%

Employed

55%

Degree educated

£42,200

Median income

6.5%

Claimant rate

Urban coreVery high densityRenters

29

Community stability

Age profile

15%
38%
22%
16%
Under 1815%
18–3438%
35–4922%
50–6416%
65+9%

Tenure

14%
45%
33%
Own outright9%
Own (mortgage)14%
Private rent45%
Social rent33%
Rent free0%

Ethnicity

31%
24%
17%
White British31%
White Other24%
Asian17%
Black10%
Mixed7%
Other11%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine15%
No car household67%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Private rent45%
Social rent33%

vs. London

Income vs London+0.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
10
Live planning apps (800m)
5
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)
10

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
136
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
65 & 67, 65 & 67, MAYGROVE ROAD, NW6 2EH91 homes
completed
59, 59, Maygrove Road, NW6 2EE29 homes
completed
Former 246, 246-248, Kilburn High Road, London, NW6 2BS27 homes
completed
Former 159-161, 159-161, Iverson Road, London, NW6 2RB19 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 2EA

Full postcodeNW6 2EA
Postcode districtNW6
BoroughLondon Borough of Camden
WardWest Hampstead
Latitude51.547747
Longitude-0.198356
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