Hampstead Town · Camden · Hampstead and Highgate constituency · 51.56004, -0.17197

NW3 1BS— Hampstead Town, Camden

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

The family fortress

 

Top 13% LondonSchools 100%Safety 74/100Transport 36/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
72
Safety
74
Schools
95
Transport
36
Environment
83
Investment
34

The bottom line

NW3 1BS offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

NW3 1BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.2% vs London avg
vs London crime+66.0% vs London avg

Deep-dive guides for NW3 1BS

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How NW3 1BS 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 · 26 min walk

P8: -0.14A8: 46.7

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 49 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

107.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

-33% vs borough

Crime by type

Other29%
Vehicle crime16%
Violence & sexual offences16%
Anti-social behaviour14%
Theft9%
Burglary9%
Robbery7%
Drug offences1%

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 1.7km

Crime is +66% above London average

Property

21 Jun

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.

NW3 district median

£942,500

Based on 227 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£7,738/m²
Price per ft²£719/ft²
Avg floor area122.7 m²

EPC breakdown

C
11%
D
5%
E
2%
F
1%
G
1%

Based on 20 properties · Confidence: medium

Street mix

Detached 3%Flat 97%

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 yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£306,750
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)
GlazingSingle glazed
Council tax band Band GAnnual charge £2,703
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2024 · CAGR

+4.3%

Total change

+214%

Market Activity

Price Velocity & Acceleration

Current Velocity

-23.9%

per year

Acceleration

-2.12

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 38 sales

Property Type Mix

Total: 38 sales

Detached2.6%
Flat/maisonette97.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£386k£310k-19.7%2.8
Post-dot-com plateau2003–2004£620k£668k+7.7%1.5
Pre-crash peak2005–2006£770k£950k+23.4%1.5
GFC & correction2009–2011£1.02m£1.30m+26.8%1.3
Help-to-Buy recovery2013–2016£1.78m£1.25m-29.8%1
Brexit uncertainty2017–2019£1.61m£1.50m-6.9%2
Pandemic surge2020–2021£690k£1.15m+67%1.5
Rate-rise correction2022–2023£2.04m£1.59m-21.7%2
Current market2024–2024£1.21m£1.21m+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.6% alpha

Flat/maisonette-1.6% α
Local
4.5%
District
6.1%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing1
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Hampstead Underground StationNorthern
7 min walk
Hampstead Heath Rail StationMildmay
9 min walk
Hampstead HeathNational Rail
9 min walk
Belsize Park Underground StationNorthern
15 min walk
Finchley Road & Frognal Rail StationMildmay
17 min walk
No bus stops within 400m

39

Walkability score

48

Footpaths (500m)

0

Santander docks (800m)

1.8 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

12

Car parks (800m)

0

EV chargers (800m)

Nearest car park315m
Santander docks (800m)0
Nearest cycle dock1.8 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: 4.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 40%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 1.0 km

Energy

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

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 1

Landslide susceptibility: Low

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

6 min walk

75%

Recommend GP

75%

Overall GP experience

6

GPs within 1km

6

Dentists within 1km

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 887 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

49

Parks (1km)

23

Restaurants (800m)

12

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

0

Convenience

Nearest supermarketPlanet Organic · 541 m
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

1.1km

Post office

Nearby shops

Bread Ahead592 m
Ham&High809 m
Hamstead Supermarket & Off License817 m
Euphorium1.1 km

Nearby cafes

Well Walk Theatre, Cafe & Bookshop325 m
Dandie dog cafe463 m
LLS Café Deli469 m
Caffè Nero540 m

Nearby restaurants

Burgh House and Hampstead Museum297 m
La Gaffe458 m
Quest458 m
Tinseltown462 m

Nearby pubs

The Wells Tavern185 m
The Old White Bear314 m
Duke of Hamilton404 m
The Freemasons Arms408 m

Nearby gyms

Heartcore Hampstead581 m
Armoury Fitness755 m
Barre Core760 m

Nearby health

Heath Street Dental, Orthodontic & Implant Centre445 m
Glow Dentistry476 m
Dental Perfection574 m
Practice on the Hill583 m
Food hygiene (5-star)59% of 88

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

CHAUCER CAPITAL LIMITED
CHKW CORPORATE DEVELOPMENT LTD
HECTOR LAMONT LTD
SPECIAL ART OPERATION LIMITED

Investment

Investment grade, yield and market outlook

34

Investment score

Weak

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 high.

Avg monthly rent
£2,102London avg: £1,950/mo
Gross yield
2.7% (low)London avg: 3.8%Below average yield — bottom 70%
Gentrification score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

67.6

Price growth score

B
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,710m
Crossrail 2 route4,464m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,987 nationally

1,271

Est. population

5,557/km²

63%

Employed

77%

Degree educated

£44,600

Median income

1.2%

Claimant rate

SuburbanMedium densityEstablished mixed

42

Community stability

Age profile

22%
17%
24%
18%
19%
Under 1822%
18–3417%
35–4924%
50–6418%
65+19%

Tenure

37%
20%
37%
Own outright37%
Own (mortgage)20%
Private rent37%
Social rent6%
Shared ownership1%

Ethnicity

46%
34%
White British46%
White Other34%
Asian11%
Black1%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional68%
Routine / semi-routine4%
No car household40%
Unemployed2%
No qualifications4%

Housing tenure (Census 2021)

Private rent37%
Social rent6%

vs. London

Income vs London+6.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
259
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
30
Local approval rate
73%
Borough approval rate
87%
Opportunity area
No
CIL rate (residential)
£250/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
13
Largest scheme
57 homes · Kendalls Hall, NEW END HOSPITAL SITE, New End, London, NW3 1DD
Pipeline pressure
NONE

Named schemes (500m)

6, Kemplay Road, London, NW3 1SY10 homes
completed
17, 17, Denning Road, NW3 1ST3 homes
completed
4-5, 4-5, Gayton Crescent, London, NW3 1TT2 homes
completed
21A, Carlingford Road, London, NW3 1RY2 homes
completed
6, 6, Denning Road, NW3 1SU2 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 1BS

Full postcodeNW3 1BS
Postcode districtNW3
BoroughLondon Borough of Camden
WardHampstead Town
Latitude51.560036
Longitude-0.171974
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