Hampstead Town · Camden · Hampstead and Highgate constituency · 51.56236, -0.17628

NW3 1AN— Hampstead Town, Camden

Location and area intelligence for NW3 1AN, Hampstead Town, Camden

The family fortress

 

Bottom 25% LondonSchools 100%Safety 77/100Transport 38/100Low yield 2.68%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
69
Safety
77
Schools
95
Transport
38
Environment
83
Investment
46

The bottom line

NW3 1AN offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 8 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW3 1AN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
LowYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.2% vs London avg
vs London crime+36.0% vs London avg

Deep-dive guides for NW3 1AN

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How NW3 1AN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

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

Primary

Christ Church Primary School, Hampstead

Outstanding · Inspected Nov 2023 · 4 min walk

KS2: 111.9

★★

Secondary

The UCL Academy

Good · Inspected May 2024 · 29 min walk

P8: -0.14A8: 46.7

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 · 45 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

88.5 incidents per 1,000 residents

Higher crime than 67% of London
→ Stable

-45% vs borough

Crime by type

Other29%
Vehicle crime25%
Violence & sexual offences14%
Burglary13%
Anti-social behaviour10%
Theft6%
Robbery2%
Drug offences1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 1.7km

Crime is +36% above London average

Property

Prices, sales volume and market trends

Avg floor area128.4 m²

EPC breakdown

C
2%
D
3%
E
1%
G
1%

Based on 7 properties · Confidence: low

Street mix

Semi 18%Terraced 9%Flat 73%

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

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£321,000
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £2,703
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2022 · CAGR

+7.5%

Total change

+430%

Market Activity

Price Velocity & Acceleration

Current Velocity

+92.0%

per year

Acceleration

+165.36

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £600k–£700k · 11 sales

Property Type Mix

Total: 11 sales

Semi-detached18.2%
Terraced9.1%
Flat/maisonette72.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£250k£950k+280%1
GFC & correction2008–2011£925k£680k-26.5%1.2
Help-to-Buy recovery2016–2016£2.59m£2.59m+0%2
Brexit uncertainty2018–2018£690k£690k+0%1
Rate-rise correction2022–2022£1.32m£1.32m+0%1

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
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Hampstead Underground StationNorthern line
8.2 min walk
Hampstead Heath

Nearby stations

Hampstead Underground StationNorthern
9 min walk
Hampstead Heath Rail StationMildmay
14 min walk
Hampstead HeathNational Rail
14 min walk
Finchley Road & Frognal Rail StationMildmay
18 min walk
Belsize Park Underground StationNorthern
19 min walk
No bus stops within 400m

40

Walkability score

163

Footpaths (500m)

0

Santander docks (800m)

2.0 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria ★45 min
Waterloo48 min ↑
Canary Wharf58 min ↑
City50 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

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park133m
Santander docks (800m)0
Nearest cycle dock2.0 km

Connectivity

Broadband and mobile coverage

91%

Full fibre

91%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed456 Mbps
Median download435 Mbps
Superfast coverage91%
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: 4.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 16%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 0.9 km

Energy

Solar: 850 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 2

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 yield849.7 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

KEATS GROUP PRACTICE

1B DOWNSHIRE HILL, NW3 1NR

11 min walk

75%

Recommend GP

75%

Overall GP experience

1

GPs within 1km

5

Dentists within 1km

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 1.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

52

Parks (1km)

22

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Duke of Hamilton (396 m)

Nearest supermarketPlanet Organic · 769 m
5 tennis courts5 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

1.5km

Post office

Nearby shops

Bread Ahead724 m

Nearby cafes

LLS Café Deli398 m
Dandie dog cafe418 m
Well Walk Theatre, Cafe & Bookshop531 m
Le Pain Quotidien662 m

Nearby restaurants

La Gaffe370 m
Quest404 m
Tinseltown418 m
Woodlands423 m

Nearby pubs

Duke of Hamilton396 m
The Old White Bear423 m
The Wells Tavern446 m
The Holly Bush541 m

Nearby gyms

Heartcore Hampstead659 m

Nearby health

Heath Street Dental, Orthodontic & Implant Centre358 m
Glow Dentistry416 m
Dental Perfection628 m
Practice on the Hill888 m
Food hygiene (5-star)58% of 95

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
0
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

GOLDMINE ENTERPRISES LIMITED
LEA STEPS AND UPFLEET FREEHOLD LIMITED
THE GARDEN HOUSE LLP

Investment

Investment grade, yield and market outlook

46

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.7%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£2,102London avg: £1,950/mo
Gross yield
2.7% (low)London avg: 3.8%Below average yield — bottom 70%
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Future outlook

48.8

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,093m
Crossrail 2 route4,851m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,790 nationally

1,560

Est. population

2,209/km²

63%

Employed

73%

Degree educated

£44,600

Median income

1.9%

Claimant rate

Inner cityLow densityYoung professionals

46

Community stability

Age profile

21%
14%
24%
22%
19%
Under 1821%
18–3414%
35–4924%
50–6422%
65+19%

Tenure

40%
22%
32%
Own outright40%
Own (mortgage)22%
Private rent32%
Social rent5%
Shared ownership0%
Rent free0%

Ethnicity

49%
29%
White British49%
White Other29%
Asian9%
Black2%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional65%
Routine / semi-routine5%
No car household35%
Unemployed2%
No qualifications6%

Housing tenure (Census 2021)

Private rent32%
Social rent5%

vs. London

Income vs London+6.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
284
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
21
Local approval rate
82%
Borough approval rate
87%
Opportunity area
No
CIL rate (residential)
£250/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
8

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1
Largest scheme
57 homes · Kendalls Hall, NEW END HOSPITAL SITE, New End, London, NW3 1DD
Pipeline pressure
NONE

Named schemes (500m)

Kendalls Hall, NEW END HOSPITAL SITE, New End, London, NW3 1DD57 homes
completed
2-3, 2, Holford Road, London, NW3 1AD10 homes
completed
Old Court House, Old Court House, North End Way, London, NW3 7ER3 homes
completed
11 And 11a, 11, Hampstead Square, London2 homes
completed
Former Site Hillview, Vale Of Health, London, NW3 1AN1 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
21.1%
Ward turnout
48%
Election year
2026
MP
Tulip Siddiq (Labour)
MP majority
14,970
Constituency
Hampstead and Highgate

Councillors

Linda ChungLib Dems
Stephen StarkConservative

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Key facts for NW3 1AN

Full postcodeNW3 1AN
Postcode districtNW3
BoroughLondon Borough of Camden
WardHampstead Town
Latitude51.562360
Longitude-0.176282
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
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Transport
for London
NHS
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Mail
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Agency
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