Hampstead Town · Camden · Hampstead and Highgate constituency · 51.55704, -0.17204

NW3 1ST— Hampstead Town, Camden

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

The urban professional's pick

 

Top 13% LondonSchools 100%Safety 61/100Transport 51/100Low yield 2.52%

Best for: Owner-occupiers

Compare areas

Strong, well-rated schools set this area apart

Liveability
72
Safety
61
Schools
90
Transport
51
Environment
83
Investment
52

The bottom line

NW3 1ST offers exceptional schools (100% Good/Outstanding), fast broadband and a green environment at £1,000,000 median — a strong choice for Owner-occupiers.

Less suited to Families.

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Location

NW3 1ST

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+92.3% vs London avg
vs London income+6.2% vs London avg
vs London crime+182.0% vs London avg

Deep-dive guides for NW3 1ST

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

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How NW3 1ST 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 · 4 min walk

KS2: 108.7

★★

Secondary

The UCL Academy

Good · Inspected May 2024 · 21 min walk

P8: -0.14A8: 46.7

100% of local schools rated Good or Outstanding · based on 28 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 45 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

183.6 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+14% vs borough

Crime by type

Other38%
Vehicle crime14%
Violence & sexual offences14%
Anti-social behaviour13%
Burglary9%
Theft8%
Robbery2%
Drug offences2%

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 · 1.6km

Crime is +182% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£1,000,000

Median sale price

Top 25% — 92% above London median

£1,000,000 is 92% above the London median (£520,000)

+107.9%

This year

Flat

Dominant type

Price history

5-year change
+2.0%
Sales (24 months)6
New build0.0%
Avg terraced£4,500,000
Avg flat£680,000
Price per m²£12,285/m²
Price per ft²£1,141/ft²
Avg floor area87.3 m²

EPC breakdown

C
32%
D
28%
E
10%

Based on 70 properties · Confidence: high

Street mix

Semi 1%Terraced 12%Detached 1%Flat 82%Other 3%

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£41,250
First-time buyerFTB
£41,250
Additional propertyBTL/2nd
£71,250

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

22.4×

Price-to-income

£5,002/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£218,250
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 FAnnual charge £2,343
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.9%

Total change

+464%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.5%

per year

Acceleration

-42.08

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £500k–£600k · 86 sales

Property Type Mix

Total: 86 sales

Detached1.2%
Semi-detached1.2%
Terraced12.8%
Flat/maisonette84.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£173k£275k+59.4%3.7
Post-dot-com plateau2001–2004£550k£322k-41.4%4.8
Pre-crash peak2005–2007£255k£887k+247.6%2.3
GFC & correction2008–2011£2.02m£608k-70%1.7
Help-to-Buy recovery2013–2016£2.04m£750k-63.3%1.8
Brexit uncertainty2017–2019£1.24m£1.95m+57.3%1.7
Pandemic surge2020–2021£810k£980k+21%5
Rate-rise correction2022–2023£2.37m£767k-67.6%2.5
Current market2024–2025£1.04m£973k-6.5%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
4.4%
District
6.3%

CAGR over 30yr 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 Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Hampstead Underground StationNorthern
5 min walk
Hampstead Heath Rail StationMildmay
6 min walk
Hampstead HeathNational Rail
6 min walk
Belsize Park Underground StationNorthern
11 min walk
Finchley Road & Frognal Rail StationMildmay
13 min walk
No bus stops within 400m

51

Walkability score

46

Footpaths (500m)

0

Santander docks (800m)

1.6 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

17

Car parks (800m)

1

EV chargers (800m)

Nearest car park271m
Santander docks (800m)0
Nearest cycle dock1.6 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: 4.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 1.3 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

2 min walk

75%

Recommend GP

75%

Overall GP experience

6

GPs within 1km

9

Dentists within 1km

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 630 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

49

Parks (1km)

35

Restaurants (800m)

18

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

8

Sports (1km)

0

Convenience

Nearest supermarketPlanet Organic · 258 m
5 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

836m

Post office

Nearby shops

Bread Ahead388 m
Ham&High590 m
Hamstead Supermarket & Off License603 m
Euphorium791 m

Nearby cafes

Well Walk Theatre, Cafe & Bookshop201 m
The Giraffe Cafe235 m
Caffè Nero245 m
Coffee Cup386 m

Nearby restaurants

Oak & Poppy233 m
Shah Bagh239 m
Burgh House and Hampstead Museum248 m
Ottolenghi254 m

Nearby pubs

The Freemasons Arms214 m
The Wells Tavern216 m
The Old White Bear314 m
The Flask365 m

Nearby gyms

Heartcore Hampstead433 m
Barre Core469 m
Armoury Fitness492 m
Globe Tennis Club891 m

Nearby pharmacies

Pharmacyrepublic763 m
Revital842 m
Boots859 m

Nearby health

Practice on the Hill250 m
Dental Perfection452 m
Glow Dentistry499 m
Heath Street Dental, Orthodontic & Implant Centre509 m
Food hygiene (5-star)56% of 146

Business

Local businesses registered here

Active businesses
12
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

10000 LUX LTD
15 DENNING ROAD MANAGEMENT COMPANY LIMITED
25 DENNING ROAD LIMITED
5 DENNING ROAD LIMITED
AWAKEN TECHNOLOGIES LIMITED

+7 more

Investment

Investment grade, yield and market outlook

52

Investment score

Moderate

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

Low gross yield (2.5%) 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
2.5% (low)London avg: 3.8%Below average yield — bottom 74%
Gentrification score31/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

73.8

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,441m
Crossrail 2 route4,207m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,406 nationally

1,438

Est. population

9,148/km²

67%

Employed

81%

Degree educated

£44,600

Median income

0.3%

Claimant rate

Inner cityHigh densityYoung professionals

42

Community stability

Age profile

19%
21%
24%
19%
17%
Under 1820%
18–3421%
35–4924%
50–6420%
65+17%

Tenure

37%
21%
38%
Own outright37%
Own (mortgage)21%
Private rent38%
Social rent4%
Shared ownership1%

Ethnicity

47%
32%
White British47%
White Other32%
Asian9%
Black1%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional72%
Routine / semi-routine3%
No car household43%
Unemployed3%
No qualifications3%

Housing tenure (Census 2021)

Private rent38%
Social rent4%

vs. London

Income vs London+6.2%
Price vs London+92.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
301
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
37
Local approval rate
80%
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)
14
Largest scheme
60 homes · Bartrams Convent Hostel, Bartrams Convent Hostel, Rowland Hill Street, NW3 2AD
Pipeline pressure
NONE

Named schemes (500m)

6, Kemplay Road, London, NW3 1SY10 homes
completed
11, 11, Hampstead High Street, London, NW3 1PX7 homes
completed
25-26, 25, Hampstead High Street, London, NW3 1QA5 homes
completed
17, 17, Denning Road, NW3 1ST3 homes
completed
9A, Hampstead High Street, London, NW3 1PR3 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£1,000,000)

£41,250

Standard buyer

£41,250

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 NW3 1ST

Full postcodeNW3 1ST
Postcode districtNW3
BoroughLondon Borough of Camden
WardHampstead Town
Latitude51.557043
Longitude-0.172037
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