Kilburn · Camden · Hampstead and Highgate constituency · 51.53755, -0.18908

NW6 5NT— Kilburn, Camden

Location and area intelligence for NW6 5NT, Kilburn, Camden

The practical family move

 

Schools 100%Safety 66/100Transport 54/100Yield 11.21%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Investment-grade — strong yield and growth signals

Liveability
63
Safety
66
Schools
90
Transport
54
Environment
54
Investment
65

The bottom line

NW6 5NT offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £225,000 median — strong value for Families who can accept its trade-offs.

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

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Location

NW6 5NT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-56.7% vs London avg
vs London income-7.6% vs London avg
vs London crime+143.0% vs London avg

Deep-dive guides for NW6 5NT

🛡️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 5NT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Augustines Federated Schools: CofE Primary School

Not yet inspected · Inspected Apr 2025 · 5 min walk

KS2: 104.6

★★

Secondary

St Augustine's Federated Schools: CE High School

Good · Inspected Mar 2023 · 5 min walk

P8: +0.15A8: 49.4

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 10 min walk

7 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

157.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

-2% vs borough

Crime by type

Other34%
Violence & sexual offences16%
Anti-social behaviour15%
Burglary9%
Vehicle crime9%
Theft7%
Robbery5%
Drug offences4%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 1.6km

Crime is +143% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£225,000

Median sale price

Bottom 25% — 57% below London median

£225,000 is 57% below the London median (£520,000)

+38.0%

This year

Flat

Dominant type

Price history

5-year change
-38.8%
Sales (24 months)5
New build0.0%
Avg flat£225,000
Price per m²£5,615/m²
Price per ft²£522/ft²
Avg floor area41.8 m²

EPC breakdown

C
19%
D
33%
E
11%

Based on 63 properties · Confidence: high

Street mix

Detached 1%Flat 99%

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£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£6,750

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

5.8×

Price-to-income

£1,126/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£104,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingSingle glazed
Council tax band Band BAnnual charge £1,262
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.8%

Total change

+478%

Market Activity

Price Velocity & Acceleration

Current Velocity

+50.2%

per year

Acceleration

+60.22

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £50k–£75k · 159 sales

Property Type Mix

Total: 159 sales

Detached0.6%
Flat/maisonette99.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£106k+81.2%6.5
Post-dot-com plateau2001–2004£114k£168k+46.9%6
Pre-crash peak2005–2007£175k£220k+25.7%6
GFC & correction2008–2012£225k£240k+6.7%3.6
Help-to-Buy recovery2013–2016£245k£341k+39.2%7.5
Brexit uncertainty2017–2019£315k£278k-11.9%4.3
Pandemic surge2020–2021£295k£368k+24.6%2
Rate-rise correction2022–2023£352k£328k-6.8%3
Current market2024–2026£250k£338k+35.2%2.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.9% alpha

Flat/maisonette-1.9% α
Local
4.6%
District
6.5%

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

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing4
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Kilburn Park Underground StationBakerloo line
5.2 min walk
Kilburn High Road

Nearby stations

Kilburn High Road Rail StationLioness
3 min walk
Kilburn High RoadNational Rail
3 min walk
Kilburn Park Underground StationBakerloo
6 min walk
South Hampstead Rail StationLioness
10 min walk
Maida Vale Underground StationBakerloo
11 min walk
No bus stops within 400m

60

Walkability score

180

Footpaths (500m)

1

Santander docks (800m)

0.7 km

Nearest cycle dock

Central London commute times

London Bridge ★38 min
Victoria40 min ↑
Waterloo40 min ↑
Canary Wharf48 min ↑
City44 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

28

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)8
Nearest car park283m
Santander docks (800m)1
Nearest cycle dock0.7 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: 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: 2.5 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 3.8 km

Energy

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

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 2

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 yield852.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ABBEY MEDICAL CENTRE

85 ABBEY ROAD, NW8 0AG

3 min walk

94%

Recommend GP

94%

Overall GP experience

4

GPs within 1km

10

Dentists within 1km

5

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 1.1 km
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

116

Parks (1km)

31

Restaurants (800m)

7

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

9

Gyms (1km)

25

Sports (1km)

4

Convenience

Nearest supermarketMilad Supermarket · 314 m
13 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

549m

Post office

Nearby shops

Day 1264 m
Sainsbury's Local265 m
Queens Food & Wine322 m
Saffron Patisserie326 m

Nearby cafes

Costa290 m
Gourmet Grind292 m
London Coffee Bank309 m
Dawn Seal369 m

Nearby restaurants

Zero, 75134 m
Mr. Lee171 m
Ekin174 m
Soor228 m

Nearby pubs

The Priory Tavern180 m
The Old Bell207 m
The Studio227 m
Queens Arms286 m

Nearby gyms

Bannatyne Health Club188 m
énergie fitness202 m
Anytime Fitness231 m
Crossfit Evolving262 m

Nearby pharmacies

Hodgetts Chemist315 m
Vineyard Pharmacy856 m
Holmes Chemist869 m

Nearby health

The Dental Design Studio307 m
Abbey Road Dental313 m
Belsize Priory Health Centre371 m
Kilburn Dental Studio539 m
Food hygiene (5-star)56% of 110

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

HAJACO INVESTMENTS LTD
HARRY JAMES COBURN CONSULTING LTD
KENDCAP LIMITED
R C GALAN LTD

Investment

Investment grade, yield and market outlook

65

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
11.2% (high)London avg: 3.8%Strong yield — top 1% of London
Gentrification score8/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

38.6

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,722m
Crossrail 2 route4,030m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,273 nationally

2,085

Est. population

22,878/km²

50%

Employed

44%

Degree educated

£38,800

Median income

6.9%

Claimant rate

Inner cityVery high densityRenters

28

Community stability

Age profile

21%
27%
21%
15%
16%
Under 1821%
18–3427%
35–4921%
50–6415%
65+16%

Tenure

41%
44%
Own outright5%
Own (mortgage)10%
Private rent41%
Social rent44%
Shared ownership0%
Rent free1%

Ethnicity

22%
22%
16%
15%
19%
White British22%
White Other22%
Asian16%
Black15%
Mixed6%
Other19%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine20%
No car household77%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent44%
Private rent41%

vs. London

Income vs London-7.6%
Price vs London-56.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
84
Live planning apps (800m)
27
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
35
Planning apps (3 years)
32
Local approval rate
66%
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)
25
Largest scheme
236 homes · Gloucester House and Durham Court, Gloucester House and Durham Court, Kilburn Park Road, London, NW6 5XE
Pipeline pressure
NONE

Named schemes (500m)

Oxford Road, NW6 5SN195 homes
completed
Kilburn Library Centre, 12, Kilburn High Road, London, NW6 5UH43 homes
completed
258, 258, Belsize Road, NW6 4BT34 homes
completed
254-256, 254-256, Belsize Road, NW6 4BT20 homes
completed
98a, 98a, Boundary Road, NW8 0RH15 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£225,000)

£0

Standard buyer

£0

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 5NT

Full postcodeNW6 5NT
Postcode districtNW6
BoroughLondon Borough of Camden
WardKilburn
Latitude51.537551
Longitude-0.189083
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