Hampstead Town · Camden · Hampstead and Highgate constituency · 51.55770, -0.17651

NW3 1EX— Hampstead Town, Camden

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 65/100Transport 50/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
70
Safety
65
Schools
90
Transport
50
Environment
83
Investment
39

The bottom line

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

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

NW3 1EX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+6.2% vs London avg
vs London crime+145.0% vs London avg

Deep-dive guides for NW3 1EX

🛡️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🍕 Buzzing

“The family fortress”

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How NW3 1EX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

New End Primary School

Good · Inspected Jun 2023 · 0 min walk

KS2: 108.7

★★

Secondary

The UCL Academy

Good · Inspected May 2024 · 23 min walk

P8: -0.14A8: 46.7

100% of local schools rated Good or Outstanding · based on 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 39 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

159.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

-1% vs borough

Crime by type

Other50%
Violence & sexual offences14%
Anti-social behaviour8%
Theft8%
Vehicle crime8%
Burglary8%
Robbery3%
Drug offences0%

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 · 1.3km

Crime is +145% above 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.

NW3 district median

£942,500

Based on 227 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£13,865/m²
Price per ft²£1,288/ft²
Avg floor area134 m²

EPC breakdown

E
3%

Based on 3 properties · Confidence: low

Street mix

Terraced 100%

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£335,000
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)
RoofFlat, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band EAnnual charge £1,982
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2025 · CAGR

+3.7%

Total change

+140%

Market Activity

Price Velocity & Acceleration

Current Velocity

-23.9%

per year

Acceleration

-113.55

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £700k+ · 5 sales

Property Type Mix

Total: 5 sales

Terraced100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2001£750k£750k+0%1
Pre-crash peak2007–2007£1.25m£1.25m+0%1
Help-to-Buy recovery2016–2016£2.37m£2.37m+0%1
Current market2025–2025£1.80m£1.80m+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

76out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Hampstead Underground StationNorthern line
2.1 min walk
Finchley Road & Frognal

Nearby stations

Hampstead Underground StationNorthern
2 min walk
Hampstead Heath Rail StationMildmay
10 min walk
Finchley Road & Frognal Rail StationMildmay
12 min walk
Finchley Road & FrognalNational Rail
12 min walk
Belsize Park Underground StationNorthern
14 min walk
No bus stops within 400m

62

Walkability score

160

Footpaths (500m)

0

Santander docks (800m)

1.7 km

Nearest cycle dock

Central London commute times

London Bridge40 min ↑
Victoria ★38 min
Waterloo40 min ↑
Canary Wharf50 min ↑
City42 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

18

Car parks (800m)

1

EV chargers (800m)

Nearest car park93m
Santander docks (800m)0
Nearest cycle dock1.7 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 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: 4.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 1.4 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

6 min walk

75%

Recommend GP

75%

Overall GP experience

3

GPs within 1km

6

Dentists within 1km

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 922 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

55

Parks (1km)

28

Restaurants (800m)

10

Cafes (800m)

7

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

12

Sports (1km)

1

Convenience

Nearest supermarketPlanet Organic · 271 m
8 tennis courts3 swimming pools

Nightlife (500m)

0

Nightclubs

7

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

1.1km

Post office

Nearby shops

Bread Ahead209 m
Pandoca1.0 km

Nearby cafes

Well Walk Theatre, Cafe & Bookshop122 m
Le Pain Quotidien170 m
Dandie dog cafe180 m
LLS Café Deli209 m

Nearby restaurants

ROSSODISERA @ Hampstead + Deli & Wine shop114 m
Burgh House and Hampstead Museum114 m
Antica Pizza116 m
Gaucho Grill116 m

Nearby pubs

The Old White Bear107 m
The Flask132 m
Duke of Hamilton149 m
The Holly Bush195 m

Nearby gyms

Heartcore Hampstead174 m
Barre Core742 m
Armoury Fitness785 m
Tokia1.1 km

Nearby health

Dental Perfection167 m
Glow Dentistry197 m
Heath Street Dental, Orthodontic & Implant Centre228 m
Practice on the Hill440 m
Food hygiene (5-star)59% of 116

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

39

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 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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months1

Rental market

High

Demand

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

63.7

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,686m
Crossrail 2 route4,466m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,738 nationally

1,552

Est. population

13,377/km²

60%

Employed

69%

Degree educated

£44,600

Median income

2.6%

Claimant rate

Inner cityHigh densityYoung professionals

33

Community stability

Age profile

19%
24%
23%
18%
17%
Under 1819%
18–3424%
35–4923%
50–6418%
65+17%

Tenure

20%
42%
25%
Own outright21%
Own (mortgage)12%
Private rent42%
Social rent25%
Shared ownership0%
Rent free1%

Ethnicity

42%
31%
White British42%
White Other31%
Asian9%
Black6%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine8%
No car household66%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent42%
Social rent25%

vs. London

Income vs London+6.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
390
Live planning apps (800m)
23
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
31
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
15
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
Arthur West House, 79, Arthur West House, 79, Fitzjohn's Avenue, NW3 6PA29 homes
completed
110, 110, Fitzjohns Avenue, NW3 6NT10 homes
completed
2-3, 2, Holford Road, London, NW3 1AD10 homes
completed
55 - 56, 55 - 56, Hampstead High Street, NW3 1QH9 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 1EX

Full postcodeNW3 1EX
Postcode districtNW3
BoroughLondon Borough of Camden
WardHampstead Town
Latitude51.557697
Longitude-0.176511
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
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