Kilburn · Camden · Hampstead and Highgate constituency · 51.54338, -0.19396

NW6 2NL— Kilburn, Camden

Location and area intelligence for NW6 2NL, Kilburn, Camden

The practical family move

 

Top 13% LondonSchools 100%Safety 85/100Transport 59/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
72
Safety
85
Schools
95
Transport
59
Environment
55
Investment
54

The bottom line

NW6 2NL 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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Toggle the things that matter to you — see how NW6 2NL scores on each.

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Location

NW6 2NL

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+0.5% vs London avg
vs London crime-41.0% vs London avg

Deep-dive guides for NW6 2NL

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

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“The practical family move”

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How NW6 2NL 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 · 3 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 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

38.1 incidents per 1,000 residents

Better than 72% of London
→ Stable

-76% vs borough

Crime by type

Violence & sexual offences30%
Anti-social behaviour21%
Other19%
Vehicle crime10%
Burglary7%
Theft6%
Drug offences4%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 927m

Crime is 41% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£13,840/m²
Price per ft²£1,286/ft²
Avg floor area82.7 m²

EPC breakdown

C
8%
D
14%
E
1%

Based on 23 properties · Confidence: medium

Street mix

Terraced 21%Flat 80%

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£206,750
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+9.3%

Total change

+1355%

Market Activity

Price Velocity & Acceleration

Current Velocity

-43.7%

per year

Acceleration

-188.07

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £300k–£350k · 44 sales

Property Type Mix

Total: 44 sales

Terraced20.5%
Flat/maisonette79.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£55k£250k+354.5%2
Post-dot-com plateau2001–2004£155k£205k+32.7%2
Pre-crash peak2005–2007£279k£350k+25.5%1.7
GFC & correction2008–2012£995k£422k-57.6%1.2
Help-to-Buy recovery2014–2016£540k£2.05m+279.6%2.7
Brexit uncertainty2017–2019£1.45m£505k-65.2%1.5
Pandemic surge2021–2021£568k£568k+0%2
Rate-rise correction2022–2022£581k£581k+0%2
Current market2024–2025£1.42m£800k-43.7%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.5% alpha

Flat/maisonette-0.5% α
Local
6.3%
District
6.8%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
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
West Hampstead Underground StationJubilee line
5 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
Brondesbury Rail StationMildmay
8 min walk
Kilburn High Road Rail StationLioness
9 min walk
No bus stops within 400m

47

Walkability score

105

Footpaths (500m)

0

Santander docks (800m)

1.2 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

15

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)72
Nearest car park153m
Santander docks (800m)0
Nearest cycle dock1.2 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 AONB8% 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

5 min walk

83%

Recommend GP

83%

Overall GP experience

6

GPs within 1km

14

Dentists within 1km

Nearest hospitalHospital of St John and St Elizabeth · 1.7 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 2.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

100

Parks (1km)

60

Restaurants (800m)

17

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

15

Sports (1km)

0

Convenience

Nearest supermarketAmazon Fresh · 629 m
7 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

306m

Post office

Nearby shops

Laven Fruit Stall373 m
Kilburn Food Market380 m
Nisa Local404 m
Super Choice445 m

Nearby cafes

Maison de la Vie305 m
The Sanctuary Café308 m
Costa328 m
London Coffee Bank359 m

Nearby restaurants

Bistro Olivo146 m
Bombay Flame150 m
Mantu176 m
Bohemia House234 m

Nearby pubs

Coopers Arms335 m
The Fiddler358 m
ONE75375 m
Sir Colin Campbell385 m

Nearby gyms

Acol Bridge Club & Academy326 m
Movers and Shapers531 m
Charteris Sports Centre621 m
Crossfit Evolving647 m

Nearby pharmacies

Central Pharmacy634 m

Nearby health

Body Flow Osteopathy119 m
Kilburn Dental Studio402 m
Belsize Priory Health Centre627 m
Abbey Road Dental908 m
Food hygiene (5-star)58% of 206

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

11 COTLEIGH ROAD FREEHOLD LIMITED
27 COTLEIGH ROAD LIMITED
5 COTLEIGH ROAD LIMITED
ABICA PHIL & CO LIMITED
AMMARI IT LTD

+5 more

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 score27/100
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

58.4

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,387m
Crossrail 2 route4,558m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,176 nationally

1,760

Est. population

25,715/km²

69%

Employed

63%

Degree educated

£42,200

Median income

2.7%

Claimant rate

Urban coreVery high densityYoung professionals

29

Community stability

Age profile

14%
37%
25%
15%
Under 1814%
18–3437%
35–4925%
50–6415%
65+10%

Tenure

18%
46%
26%
Own outright9%
Own (mortgage)18%
Private rent46%
Social rent26%
Shared ownership1%
Rent free1%

Ethnicity

35%
28%
14%
White British35%
White Other28%
Asian14%
Black10%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine12%
No car household67%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent46%
Social rent27%

vs. London

Income vs London+0.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
8
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
6
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)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
339
Largest scheme
198 homes · Former 187, 187-199, West End Lane, London, NW6 2LJ
Pipeline pressure
NONE

Named schemes (500m)

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
58, 58, West End Lane, NW6 2NE16 homes
completed
127, 127, Kilburn High Road, NW6 6JJ14 homes
completed
58, 58, West End Lane, Y, London, NW6 2NE14 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
13.3%
Ward turnout
30%
Election year
2026
MP
Tulip Siddiq (Labour)
MP majority
14,970
Constituency
Hampstead and Highgate

Councillors

Eddie HansonLabour
Ash AtkinsonGreen
Andre Lopez-TurnerGreen

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Key facts for NW6 2NL

Full postcodeNW6 2NL
Postcode districtNW6
BoroughLondon Borough of Camden
WardKilburn
Latitude51.543381
Longitude-0.193957
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