Haverstock · Camden · Holborn and St Pancras constituency · 51.54676, -0.15644

NW3 2ET— Haverstock, Camden

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

The practical family move

 

Schools 100%Safety 74/100Transport 52/100Low yield 2.68%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
63
Safety
74
Schools
100
Transport
52
Environment
55
Investment
44

The bottom line

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

The catch: 5 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

NW3 2ET

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-7.9% vs London avg
vs London crime+62.0% vs London avg

Deep-dive guides for NW3 2ET

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

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“The practical family move”

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How NW3 2ET 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 · 5 min walk

KS2: 105.7

—

Secondary

Haverstock School

Not yet inspected · 4 min walk

P8: -0.16A8: 44.2

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

105.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

-35% vs borough

Crime by type

Other30%
Violence & sexual offences28%
Anti-social behaviour17%
Vehicle crime9%
Burglary7%
Theft5%
Drug offences3%
Robbery1%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 1.2km

Crime is +62% above London average

Property

Prices, sales volume and market trends

Avg floor area48.4 m²

EPC breakdown

C
8%
D
7%
E
1%

Based on 16 properties · Confidence: medium

Street mix

Semi 15%Flat 85%

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

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£121,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,442
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2023 · CAGR

+5.3%

Total change

+226%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.7%

per year

Acceleration

+70.49

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached16.7%
Flat/maisonette83.3%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£92k£92k+0%1
Post-dot-com plateau2004–2004£150k£150k+0%1
Pre-crash peak2005–2006£158k£405k+157.1%1
GFC & correction2009–2009£208k£208k+0%1
Help-to-Buy recovery2013–2016£265k£315k+18.9%1
Brexit uncertainty2018–2018£674k£674k+0%2
Rate-rise correction2022–2023£271k£300k+10.7%1.5

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Chalk Farm Underground StationNorthern
5 min walk
Kentish Town West Rail StationMildmay
8 min walk
Kentish Town WestNational Rail
8 min walk
Belsize Park Underground StationNorthern
9 min walk
Gospel Oak Rail StationMildmay · Suffragette
13 min walk
No bus stops within 400m

52

Walkability score

149

Footpaths (500m)

1

Santander docks (800m)

0.8 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)

6

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)3
Nearest car park190m
Santander docks (800m)1
Nearest cycle dock0.8 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 waterLOW
Low
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: 2.7 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 2.6 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

6 min walk

84%

Recommend GP

84%

Overall GP experience

8

GPs within 1km

11

Dentists within 1km

3

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 947 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

187

Parks (1km)

28

Restaurants (800m)

19

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

14

Sports (1km)

0

Convenience

Nearest supermarketpomona · 698 m
6 tennis courts1 swimming pools3 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)

398m

Post office

Nearby shops

Marmara358 m
Nisa Local394 m
Malden Food and Wine395 m
franks400 m

Nearby cafes

Time Art Cafe51 m
England's Lane325 m
Spring Taste382 m
Chloe's Espresso402 m

Nearby restaurants

Yacob's Kitchen60 m
Cinquecento106 m
Remedy Kitchen136 m
Spice of Haverstock150 m

Nearby pubs

The Haverstock Tavern97 m
Sir Richard Steele171 m
The Lord Southampton331 m
Sir Robert Peel363 m

Nearby gyms

Anytime Fitness395 m
Fitness VIP419 m
The Fitness Mosaic460 m
Aboxr497 m

Nearby pharmacies

Camden Pharmacy325 m
sandy Pharmacy391 m
Boots748 m
Revital767 m

Nearby health

Adelaide Dental Lounge389 m
Advanced Dental Centre479 m
London Dental Specialists491 m
Prince Of Wales Medical Centre661 m
Food hygiene (5-star)38% of 160

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

E

High street health

Registered businesses

LYKA PROPERTIES 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 low.

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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Future outlook

37.1

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route6,883m
Crossrail 2 route2,637m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,915 nationally

1,414

Est. population

14,145/km²

50%

Employed

42%

Degree educated

£38,700

Median income

6.7%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

34

Community stability

Age profile

24%
28%
18%
17%
14%
Under 1824%
18–3428%
35–4918%
50–6417%
65+14%

Tenure

26%
58%
Own outright7%
Own (mortgage)8%
Private rent26%
Social rent58%
Shared ownership1%
Rent free1%

Ethnicity

32%
18%
19%
17%
White British32%
White Other18%
Asian19%
Black17%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine19%
No car household65%
Unemployed6%
No qualifications20%

Housing tenure (Census 2021)

Social rent58%
Private rent26%

vs. London

Income vs London-7.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
63
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
26
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)
5

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
124
Largest scheme
119 homes · Land bounded by Grafton Terrace, Maitland Park Villas and Ma, Land bounded by Grafton Terrace, Maitland Park Villas and Ma, Grafton Terrace, NW3 2EH
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
112-124, 122, Haverstock Hill, London, NW3 2AY63 homes
completed
202-212, 202-212, REGENTS PARK ROAD, NW153 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
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 2ET

Full postcodeNW3 2ET
Postcode districtNW3
BoroughLondon Borough of Camden
WardHaverstock
Latitude51.546763
Longitude-0.156440
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