Haverstock · Camden · Hampstead and Highgate constituency · 51.54838, -0.16067

NW3 2AY— Haverstock, Camden

Location and area intelligence for NW3 2AY, Haverstock, Camden

The practical family move

 

Schools 100%Safety 76/100Transport 49/100~3% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
76
Schools
60
Transport
49
Environment
55
Investment
39

The bottom line

NW3 2AY offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

NW3 2AY

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+10.0% vs London avg
vs London crime+46.0% vs London avg

Deep-dive guides for NW3 2AY

🛡️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🔒 Very Safe

“The practical family move”

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How NW3 2AY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Fleet Primary School

Not yet inspected · 7 min walk

KS2: 104.6

—

Secondary

Haverstock School

Not yet inspected · 8 min walk

P8: -0.16A8: 44.2

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

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 33 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

95.0 incidents per 1,000 residents

Higher crime than 71% of London
→ Stable

-41% vs borough

Crime by type

Other36%
Violence & sexual offences19%
Anti-social behaviour18%
Burglary9%
Vehicle crime8%
Drug offences4%
Theft4%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 1.4km

Crime is +46% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£8,699/m²
Price per ft²£808/ft²
Avg floor area76 m²

EPC breakdown

B
4%
C
29%
D
20%
E
2%
F
1%

Based on 56 properties · Confidence: high

Street mix

Semi 1%Terraced 3%Flat 94%Other 1%

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£190,000
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 EAnnual charge £1,982
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+6%

Total change

+443%

Market Activity

Price Velocity & Acceleration

Current Velocity

-42.0%

per year

Acceleration

-227.66

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £400k–£450k · 88 sales

Property Type Mix

Total: 88 sales

Semi-detached1.1%
Terraced3.4%
Flat/maisonette95.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£118k£330k+180.9%2.5
Post-dot-com plateau2001–2004£433k£317k-26.7%6.5
Pre-crash peak2005–2007£446k£402k-9.9%7.7
GFC & correction2008–2012£507k£238k-53.1%2.8
Help-to-Buy recovery2013–2015£370k£858k+131.8%1.7
Brexit uncertainty2017–2019£2.67m£1.08m-59.6%1
Pandemic surge2020–2020£800k£800k+0%1
Rate-rise correction2022–2023£385k£1.10m+185.7%1
Current market2024–2024£639k£639k+0%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.3% alpha

Flat/maisonette-2.3% α
Local
4.3%
District
6.6%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing4
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Belsize Park Underground StationNorthern
4 min walk
Chalk Farm Underground StationNorthern
9 min walk
Hampstead Heath Rail StationMildmay
10 min walk
Hampstead HeathNational Rail
10 min walk
Kentish Town West Rail StationMildmay
12 min walk
No bus stops within 400m

53

Walkability score

119

Footpaths (500m)

0

Santander docks (800m)

0.9 km

Nearest cycle dock

Central London commute times

London Bridge ★35 min
Victoria38 min ≈
Waterloo38 min ≈
Canary Wharf45 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

14

Car parks (800m)

11

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park148m
Santander docks (800m)0
Nearest cycle dock0.9 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.9 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 2.3 km

Energy

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

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

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 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

ADELAIDE MEDICAL CENTRE

111 ADELAIDE ROAD, NW3 3RY

7 min walk

83%

Recommend GP

83%

Overall GP experience

11

GPs within 1km

11

Dentists within 1km

3

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 628 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

130

Parks (1km)

21

Restaurants (800m)

14

Cafes (800m)

3

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

0

Convenience

Nearest supermarketpomona · 355 m
6 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

434m

Post office

Nearby shops

Euphorium474 m
Londis504 m
Nisa Local562 m
franks572 m

Nearby cafes

England's Lane177 m
Libby's313 m
Time Art Cafe325 m
Chamomile325 m

Nearby restaurants

Terra Moderna186 m
Oliver's Fish & Chips223 m
Sushi Masa234 m
Spice of Haverstock239 m

Nearby pubs

Sir Richard Steele214 m
The Haverstock Tavern270 m
The Washington333 m
The Lord Southampton338 m

Nearby gyms

Fitness VIP293 m
Globe Tennis Club359 m
Anytime Fitness734 m
The Dome740 m

Nearby pharmacies

Boots405 m
Revital424 m
sandy Pharmacy558 m
Pharmacyrepublic609 m

Nearby health

Advanced Dental Centre137 m
Passport Health Hampstead Travel Clinic614 m
Royal Free Hospital614 m
Bray Dental Practice687 m
Food hygiene (5-star)47% of 114

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

132 HAVERSTOCK HILL LIMITED
134 HAVERSTOCK HILL LIMITED
138 HAVERSTOCK HILL RTM COMPANY LIMITED
AS TALENT UK LTD
DA DU BAP MUSIC LIMITED

+4 more

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 months0

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

63.8

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route7,198m
Crossrail 2 route2,962m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,589 nationally

1,411

Est. population

13,014/km²

62%

Employed

65%

Degree educated

£46,200

Median income

4.7%

Claimant rate

Inner cityHigh densityYoung professionals

37

Community stability

Age profile

18%
27%
22%
16%
17%
Under 1818%
18–3427%
35–4922%
50–6416%
65+17%

Tenure

19%
15%
33%
33%
Own outright19%
Own (mortgage)15%
Private rent33%
Social rent33%
Shared ownership1%
Rent free0%

Ethnicity

41%
25%
16%
White British41%
White Other25%
Asian16%
Black7%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine9%
No car household57%
Unemployed4%
No qualifications10%

Housing tenure (Census 2021)

Private rent33%
Social rent33%

vs. London

Income vs London+10.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
45
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
31
Local approval rate
100%
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)
158
Largest scheme
141 homes · Former William Gunn House, 50, Lawn Road, London, NW3 2XA
Pipeline pressure
NONE

Named schemes (500m)

Land bounded by Grafton Terrace, Maitland Park Villas and Ma, Land bounded by Grafton Terrace, Maitland Park Villas and Ma, Grafton Terrace, NW3 2EH119 homes
completed
32, 32, Lawn Road, NW3 2XU72 homes
completed
112-124, 122, Haverstock Hill, London, NW3 2AY63 homes
completed
St Dominics Priory, ST DOMINICS PRIORY, Southampton Road, London, NW5 4LB39 homes
completed
St Pancras Almshouses, Fraser Regnart Court, St Pancras Almshouses, Fraser Regnart Court, Southampton Road, NW5 4HU39 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
14.1%
Ward turnout
38%
Election year
2026
MP
Tulip Siddiq (Labour)
MP majority
11,572
Constituency
Holborn and St Pancras

Councillors

Kemi AtolagbeLabour
Rebecca Claire FilerLabour
Nasrine Kahina DjemaiLabour

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Key facts for NW3 2AY

Full postcodeNW3 2AY
Postcode districtNW3
BoroughLondon Borough of Camden
WardHaverstock
Latitude51.548376
Longitude-0.160672
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