West Hampstead · Camden · Hampstead and Highgate constituency · 51.54812, -0.19641

NW6 2ET— West Hampstead, Camden

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

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 60/100Yield 3.76%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
66
Safety
72
Schools
90
Transport
60
Environment
55
Investment
56

The bottom line

NW6 2ET offers exceptional schools (100% Good/Outstanding) and low crime at £670,000 median — 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 2ET

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+28.8% vs London avg
vs London income+0.5% vs London avg
vs London crime+85.0% vs London avg

Deep-dive guides for NW6 2ET

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

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🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How NW6 2ET 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 · 5 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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 21 min walk

7 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

2

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 467m

Crime is +85% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£670,000

Median sale price

Above London median by 29%

£670,000 is 29% above the London median (£520,000)

-18.3%

This year

Flat

Dominant type

Price history

Sales (24 months)7
New build100.0%
Avg flat£670,000
Price per m²£9,354/m²
Price per ft²£869/ft²
Avg floor area74.3 m²

EPC breakdown

B
66%
C
2%

Based on 68 properties · Confidence: high

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

Stamp duty

Standard buyer£21,000
First-time buyerFTB
£21,000
Additional propertyBTL/2nd
£41,100

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

15.9×

Price-to-income

£3,352/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£185,750
Rebuild cost per m²£2,500/m²

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

Construction era2022
WallsAverage thermal transmittance 0.19 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,442
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2024–2025 · CAGR

+-17%

Total change

-17%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.0%

per year

Acceleration

+0.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £700k+ · 57 sales

Property Type Mix

Total: 57 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2024–2025£867k£720k-17%28.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-4.3% alpha

Flat/maisonette-4.3% α
Local
-17%
District
-12.7%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75

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
4.3 min walk
West Hampstead Thameslink

Nearby stations

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

48

Walkability score

63

Footpaths (500m)

0

Santander docks (800m)

1.5 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

14

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)64
Nearest car park65m
Santander docks (800m)0
Nearest cycle dock1.5 km

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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
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 — 3.0 km

Energy

Solar: 852 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 3

Landslide susceptibility: Medium

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

3 min walk

85%

Recommend GP

85%

Overall GP experience

6

GPs within 1km

18

Dentists within 1km

1

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 2.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

93

Parks (1km)

54

Restaurants (800m)

24

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

20

Sports (1km)

0

Convenience

No pubs within 400m — nearest: ONE75 (402 m)

Nearest supermarketLittle Waitrose · 465 m
15 tennis courts1 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)

402m

Post office

Nearby shops

Tesco Express390 m
Western Foods and Wine403 m
Sainsbury's Local420 m
Nisa Local422 m

Nearby cafes

Intermission363 m
Costa366 m
Starbucks366 m
Paul Express368 m

Nearby restaurants

The Banana Tree Canteen369 m
BiBi376 m
Five Guys384 m
Amorino385 m

Nearby pubs

ONE75402 m
Bobby Fitzpatrick431 m
The Railway436 m
Alice House452 m

Nearby gyms

Movers and Shapers388 m
Acol Bridge Club & Academy467 m
Cumberland Lawn Tennis Club and Hampstead Cricket Club710 m
Studio Society769 m

Nearby pharmacies

Central Pharmacy365 m

Nearby health

Your Skin Doctors454 m
Chomley Gardens Surgery456 m
Body Flow Osteopathy580 m
The Medical Centre709 m
Food hygiene (5-star)54% of 225

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
7
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

DUONOMI LIMITED
FARAWLA UK LTD
LONGTAIL CAPITAL LIMITED
MODA STELLA UK LTD
PIRMANA LONDON LTD

+3 more

Investment

Investment grade, yield and market outlook

56

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months0

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

29/100

Velocity score

Future outlook

56.4

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,857m
Crossrail 2 route4,930m

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%
Price vs London+28.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
15
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
24
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)
332
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
220, Iverson Road, London, NW6 2HL40 homes
completed
Hampstead Garden Centre, 163, Hampstead Garden Centre, 163, Iverson Road, NW6 2RB36 homes
completed
59, 59, Maygrove Road, NW6 2EE29 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 (£670,000)

£21,000

Standard buyer

£21,000

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 2ET

Full postcodeNW6 2ET
Postcode districtNW6
BoroughLondon Borough of Camden
WardWest Hampstead
Latitude51.548122
Longitude-0.196409
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