Fortune Green · Camden · Hampstead and Highgate constituency · 51.54773, -0.20137

NW6 2EE— Fortune Green, Camden

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

The hidden gem

 

Top 5% LondonSchools 100%Safety 82/100Transport 56/100Yield 4.71%⚠ Knotweed sites nearby

Best for: Families, Investors

Compare areas

Strong for families — high safety and school scores

Liveability
75
Safety
82
Schools
90
Transport
56
Environment
72
Investment
72

The bottom line

NW6 2EE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £535,000 median — strong value for Families and Investors who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

NW6 2EE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+2.9% vs London avg
vs London income+0.5% vs London avg
vs London crime-14.0% vs London avg

Deep-dive guides for NW6 2EE

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

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“The hidden gem”

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How NW6 2EE 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 · 12 min walk

P8: -0.42A8: 41.5

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 21 min walk

8 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

96

Road safety score

4

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

6

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 737m

Crime is 14% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£535,000

Median sale price

Above London median by 3%

£535,000 is 3% above the London median (£520,000)

-9.9%

This year

Flat

Dominant type

Price history

5-year change
+80.1%
Sales (24 months)6
New build0.0%
Avg flat£535,000
Price per m²£9,817/m²
Price per ft²£912/ft²
Avg floor area55.4 m²

EPC breakdown

B
3%
C
52%
D
45%
E
5%

Based on 105 properties · Confidence: high

Street mix

Terraced 2%Flat 98%Other 1%

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£14,250
First-time buyerFTB
£5,500
Additional propertyBTL/2nd
£30,300

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

12.7×

Price-to-income

£2,676/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£138,500
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.2%

Total change

+553%

Market Activity

Price Velocity & Acceleration

Current Velocity

-38.3%

per year

Acceleration

-106.48

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £100k–£125k · 120 sales

Property Type Mix

Total: 120 sales

Terraced1.7%
Flat/maisonette98.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£122k+102.5%5.7
Post-dot-com plateau2001–2004£145k£189k+30%7
Pre-crash peak2005–2007£225k£341k+51.3%6
GFC & correction2008–2012£250k£383k+53%2.2
Help-to-Buy recovery2013–2016£360k£450k+25.2%2.8
Brexit uncertainty2017–2019£391k£226k-42.3%1.7
Pandemic surge2020–2021£375k£297k-20.8%2.5
Rate-rise correction2022–2023£540k£509k-5.8%1.5
Current market2024–2026£378k£392k+3.8%2.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.7% alpha

Flat/maisonette+1.7% α
Local
8.2%
District
6.5%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing9
Trend Position100

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
2.5 min walk
Brondesbury

Nearby stations

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

44

Walkability score

73

Footpaths (500m)

0

Santander docks (800m)

1.6 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

15

Car parks (800m)

0

EV chargers (800m)

Nearest car park233m
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 waterMEDIUM
Medium
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: 3.9 km away✗ Not Green Belt✗ Not AONB9% 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

6 min walk

83%

Recommend GP

83%

Overall GP experience

6

GPs within 1km

11

Dentists within 1km

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

92

Parks (1km)

39

Restaurants (800m)

12

Cafes (800m)

5

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

21

Sports (1km)

0

Convenience

Nearest supermarketLittle Waitrose · 743 m
13 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

385m

Post office

Nearby shops

Londis402 m
Kilburn Food Market560 m
Super Choice711 m
Western Foods and Wine729 m

Nearby cafes

Piccolo202 m
Opa! Greek Bakery & Patisserie206 m
Wok Box213 m
Costa215 m

Nearby restaurants

Woodoven Pizza220 m
Ciao Ciao236 m
Peri Peri Original260 m
Chicken Cottage264 m

Nearby pubs

Wingmans242 m
North London Tavern254 m
Brondes Age256 m
The Mill366 m

Nearby gyms

Brondesbury Bowls Club609 m
Movers and Shapers730 m
Christ Church Primary School Sportsgrounds749 m
Acol Bridge Club & Academy758 m

Nearby pharmacies

Central Pharmacy711 m
Green Light Pharmacy823 m

Nearby health

Your Skin Doctors631 m
Chomley Gardens Surgery646 m
Body Flow Osteopathy671 m
Mapesbury Medical Group703 m
Food hygiene (5-star)51% of 134

Business

Local businesses registered here

Active businesses
17
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
14
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

E

High street health

Registered businesses

2 HILLFIELD ROAD (UK) LIMITED
22 METAL CONSTRUCTION LIMITED
31 MAYGROVE ROAD LIMITED
35 MAYGROVE ROAD LONDON LIMITED
55 RESIDENTIAL LTD.

+12 more

Investment

Investment grade, yield and market outlook

72

Investment score

Strong

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
4.7% (good)London avg: 3.8%Strong yield — top 23% of London
Gentrification score46/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months5

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

42/100

Velocity score

Future outlook

74.5

Price growth score

B
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,092m
Crossrail 2 route5,221m

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%
Price vs London+2.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
9
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)
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)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
131
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
1-2 Drakes Courtyard, 1-2 Drakes Courtyard, Kilburn High Road, NW6 7JR39 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

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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£535,000)

£14,250

Standard buyer

£5,500

First-time buyer

Save £8,750

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 2EE

Full postcodeNW6 2EE
Postcode districtNW6
BoroughLondon Borough of Camden
WardFortune Green
Latitude51.547730
Longitude-0.201371
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