South Hampstead · Camden · Hampstead and Highgate constituency · 51.54351, -0.19239

NW6 2NE— South Hampstead, Camden

Location and area intelligence for NW6 2NE, South Hampstead, Camden

The practical family move

 

Top 5% LondonSchools 100%Safety 80/100Transport 60/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
75
Safety
80
Schools
95
Transport
60
Environment
55
Investment
53

The bottom line

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

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

NW6 2NE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+11.9% vs London avg
vs London crime+4.0% vs London avg

Deep-dive guides for NW6 2NE

🛡️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 2NE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

St Eugene de Mazenod Roman Catholic Primary School

Outstanding · Inspected Oct 2023 · 4 min walk

KS2: 109.9

★★

Secondary

St Augustine's Federated Schools: CE High School

Good · Inspected Mar 2023 · 13 min walk

P8: +0.15A8: 49.4

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

67.5 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

-58% vs borough

Crime by type

Other25%
Violence & sexual offences16%
Vehicle crime16%
Anti-social behaviour14%
Burglary13%
Theft9%
Drug offences4%
Robbery3%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 910m

Crime is +4% 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£17,619/m²
Price per ft²£1,637/ft²
Avg floor area42.7 m²

EPC breakdown

B
15%
C
28%
D
18%
E
2%

Based on 63 properties · Confidence: high

Street mix

Semi 3%Detached 7%Flat 87%Other 3%

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£106,750
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 DAnnual charge £1,622
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+2.3%

Total change

+94%

Market Activity

Price Velocity & Acceleration

Current Velocity

+72.7%

per year

Acceleration

+82.67

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 30 sales

Property Type Mix

Total: 30 sales

Detached6.7%
Semi-detached3.3%
Flat/maisonette90%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£400k£280k-30%3
Post-dot-com plateau2001–2004£220k£330k+50%1.7
Pre-crash peak2006–2007£238k£300k+26.1%1
GFC & correction2008–2012£375k£530k+41.3%1.2
Help-to-Buy recovery2016–2016£465k£465k+0%1
Brexit uncertainty2017–2018£513k£700k+36.6%1
Pandemic surge2021–2021£500k£500k+0%1
Rate-rise correction2022–2022£450k£450k+0%1
Current market2024–2024£777k£777k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Flat/maisonette+0.4% α
Local
10.5%
District
10.1%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
West Hampstead Underground StationJubilee line
4.3 min walk
West Hampstead

Nearby stations

West Hampstead Underground StationJubilee
5 min walk
West Hampstead Rail StationMildmay
6 min walk
West HampsteadNational Rail
6 min walk
Kilburn High Road Rail StationLioness
9 min walk
Brondesbury Rail StationMildmay
9 min walk
No bus stops within 400m

46

Walkability score

77

Footpaths (500m)

0

Santander docks (800m)

1.1 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

19

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)72
Nearest car park70m
Santander docks (800m)0
Nearest cycle dock1.1 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.2 km away✗ Not Green Belt✗ Not AONB7% 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

BELSIZE PRIORY MEDICAL PRACTICE (GROUP)

ABBEY CENTRE, 172A BELSIZE ROAD, NW6 4BJ

7 min walk

72%

Recommend GP

72%

Overall GP experience

7

GPs within 1km

12

Dentists within 1km

Nearest hospitalHospital of St John and St Elizabeth · 1.7 km
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

96

Parks (1km)

50

Restaurants (800m)

18

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

21

Sports (1km)

1

Convenience

Nearest supermarketAmazon Fresh · 587 m
12 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

259m

Post office

Nearby shops

Nisa Local346 m
Western Foods and Wine391 m
Laven Fruit Stall446 m
Kilburn Food Market489 m

Nearby cafes

The Sanctuary Café260 m
Cafe Bon303 m
Wired Co.360 m
Maison de la Vie397 m

Nearby restaurants

Bohemia House158 m
Bombay Flame250 m
Bistro Olivo255 m
Mantu259 m

Nearby pubs

ONE75323 m
The Railway326 m
The Gallery369 m
The Gardens373 m

Nearby gyms

Acol Bridge Club & Academy257 m
Movers and Shapers483 m
Crossfit Evolving657 m
Charteris Sports Centre695 m

Nearby pharmacies

Central Pharmacy597 m
Hodgetts Chemist849 m

Nearby health

Body Flow Osteopathy226 m
Kilburn Dental Studio461 m
Belsize Priory Health Centre547 m
Abbey Road Dental845 m
Food hygiene (5-star)59% of 193

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

CUPID-PHILLIPS LIMITED
MICH K LIMITED
WISE ADVISORY SERVICES LIMITED

Investment

Investment grade, yield and market outlook

53

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 score28/100
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

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

67.3

Price growth score

B
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,313m
Crossrail 2 route4,463m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,274 nationally

1,719

Est. population

17,513/km²

69%

Employed

69%

Degree educated

£47,000

Median income

3.0%

Claimant rate

Urban coreVery high densityYoung professionals

30

Community stability

Age profile

20%
33%
24%
15%
Under 1820%
18–3433%
35–4924%
50–6415%
65+8%

Tenure

14%
15%
46%
23%
Own outright14%
Own (mortgage)15%
Private rent46%
Social rent23%
Shared ownership1%
Rent free0%

Ethnicity

31%
32%
White British31%
White Other32%
Asian13%
Black7%
Mixed8%
Other10%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine11%
No car household62%
Unemployed5%
No qualifications8%

Housing tenure (Census 2021)

Private rent46%
Social rent23%

vs. London

Income vs London+11.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
8
Live planning apps (800m)
9
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)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
334
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
Olive & Douglas Waite Houses, 73 -79, Olive & Douglas Waite Houses, 73 -79, Priory Road, NW6 3NJ56 homes
completed
Former 150, 146-162, Kilburn High Road, & 4-10 Kingsgate Road, London, NW6 4JD52 homes
completed
220, Iverson Road, London, NW6 2HL40 homes
completed
58, 58, West End Lane, NW6 2NE16 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
10.3%
Ward turnout
40%
Election year
2026
MP
Tulip Siddiq (Labour)
MP majority
14,970
Constituency
Hampstead and Highgate

Councillors

Izzy LengaLabour
Francesca Marie ReynoldsLabour
Arun KumarLabour

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Key facts for NW6 2NE

Full postcodeNW6 2NE
Postcode districtNW6
BoroughLondon Borough of Camden
WardSouth Hampstead
Latitude51.543510
Longitude-0.192394
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