Haverstock · Camden · Holborn and St Pancras constituency · 51.54443, -0.15482

NW3 2BT— Haverstock, Camden

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

The practical family move

 

Top 13% LondonSchools 100%Safety 72/100Transport 60/100~3% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
72
Safety
72
Schools
100
Transport
60
Environment
56
Investment
44

The bottom line

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

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

NW3 2BT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-7.9% vs London avg
vs London crime+83.0% vs London avg

Deep-dive guides for NW3 2BT

🛡️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 2BT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

Rhyl Community Primary School

Outstanding · Inspected Feb 2024 · 6 min walk

KS2: 105.7

—

Secondary

Haverstock School

Not yet inspected · 1 min walk

P8: -0.16A8: 44.2

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

119.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

-26% vs borough

Crime by type

Other32%
Violence & sexual offences18%
Anti-social behaviour16%
Theft13%
Burglary7%
Robbery6%
Vehicle crime6%
Drug offences2%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 1.3km

Crime is +83% 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£8,541/m²
Price per ft²£793/ft²
Avg floor area56.8 m²

EPC breakdown

B
1%
C
21%
D
14%

Based on 36 properties · Confidence: high

Street mix

Flat 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£142,000
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)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,622
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.6%

Total change

+571%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.4%

per year

Acceleration

-16.04

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £75k–£100k · 53 sales

Property Type Mix

Total: 53 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£72k£200k+179.7%2.7
Post-dot-com plateau2001–2004£205k£245k+19.8%2.8
Pre-crash peak2005–2007£250k£313k+25%2.7
GFC & correction2008–2012£330k£540k+63.6%1.8
Help-to-Buy recovery2014–2014£552k£552k+0%2
Brexit uncertainty2019–2019£680k£680k+0%1
Pandemic surge2021–2021£564k£564k+0%2
Current market2024–2025£568k£480k-15.4%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.3% alpha

Flat/maisonette+1.3% α
Local
7.6%
District
6.3%

CAGR over 29yr 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 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Chalk Farm StationNorthern line
1.1 min walk
Kentish Town West

Nearby stations

Chalk Farm Underground StationNorthern
1 min walk
Kentish Town West Rail StationMildmay
8 min walk
Kentish Town WestNational Rail
8 min walk
Belsize Park Underground StationNorthern
12 min walk
Camden Town Underground StationNorthern
13 min walk
No bus stops within 400m

49

Walkability score

130

Footpaths (500m)

6

Santander docks (800m)

0.6 km

Nearest cycle dock

Central London commute times

London Bridge37 min ↑
Victoria ★30 min
Waterloo32 min ↓
Canary Wharf42 min ↓
City34 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)

5

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)3
Nearest car park24m
Santander docks (800m)6
Nearest cycle dock0.6 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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 28.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 78% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.4 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 2.8 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

PRIMROSE HILL SURGERY

99 REGENTS PARK ROAD, NW1 8UR

3 min walk

84%

Recommend GP

84%

Overall GP experience

4

GPs within 1km

9

Dentists within 1km

2

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 1.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

179

Parks (1km)

40

Restaurants (800m)

20

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

7

Sports (1km)

2

Convenience

Nearest supermarketpomona · 948 m
1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

321m

Post office

Nearby shops

The Little Bread Pedlar324 m
Marmara334 m
Malden Food and Wine341 m
S. Aspris and Son LTD361 m

Nearby cafes

Chloe's Espresso129 m
The Little One218 m
Time Art Cafe280 m
Greenberry292 m

Nearby restaurants

Feng Sushi141 m
Bodean's178 m
Marathon Restaurant189 m
Made in Camden205 m

Nearby pubs

The Enterprise160 m
The Pembroke Castle210 m
The Fiddler's Elbow319 m
The Haverstock Tavern330 m

Nearby gyms

Anytime Fitness167 m
Aboxr226 m
The Fitness Mosaic232 m
Fitness VIP549 m

Nearby pharmacies

Camden Pharmacy330 m
sandy Pharmacy576 m
Macey Chemist1.1 km

Nearby health

Adelaide Dental Lounge122 m
London Dental Specialists244 m
Primrose Dental Practice441 m
Garry Trainer Clinic543 m
Food hygiene (5-star)38% of 168

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

KAWAIINK LTD
MARCES ENTERTAINMENT LIMITED

Investment

Investment grade, yield and market outlook

44

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 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 score29/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months1

Rental market

Very High

Demand

Very 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

73.5

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route6,605m
Crossrail 2 route2,364m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,004 nationally

1,445

Est. population

18,289/km²

71%

Employed

73%

Degree educated

£38,700

Median income

2.7%

Claimant rate

Inner cityVery high densityYoung professionals

33

Community stability

Age profile

16%
32%
27%
14%
Under 1816%
18–3432%
35–4927%
50–6414%
65+12%

Tenure

22%
18%
48%
Own outright22%
Own (mortgage)18%
Private rent48%
Social rent12%
Shared ownership0%

Ethnicity

40%
31%
White British40%
White Other31%
Asian12%
Black5%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional61%
Routine / semi-routine6%
No car household61%
Unemployed4%
No qualifications5%

Housing tenure (Census 2021)

Private rent48%
Social rent12%

vs. London

Income vs London-7.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
67
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
26
Local approval rate
75%
Borough approval rate
87%
Opportunity area
No
CIL rate (residential)
£250/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
123
Largest scheme
202 homes · Camden Goods Yard, CAMDEN GOODS YARD, Chalk Farm Road, London, NW1 8EH
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
202-212, 202-212, REGENTS PARK ROAD, NW153 homes
completed
Vacant site adjacent to 11, Vacant site adjacent to 11, Crogsland Road, NW1 8HF38 homes
completed
Alexandra House, Alexandra House, Maitland Park Villas, NW3 2ET35 homes
completed
Former 18, 18-22, Haverstock Hill, London, NW3 2BL29 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
14.1%
Ward turnout
38%
Election year
2026
MP
Sir Keir Starmer (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 2BT

Full postcodeNW3 2BT
Postcode districtNW3
BoroughLondon Borough of Camden
WardHaverstock
Latitude51.544427
Longitude-0.154818
Parliamentary constituencyHolborn and St Pancras
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