Hampstead Town · Camden · Hampstead and Highgate constituency · 51.55556, -0.16954

NW3 2RT— Hampstead Town, Camden

Location and area intelligence for NW3 2RT, Hampstead Town, Camden

The practical family move

 

Top 5% LondonSchools 100%Safety 61/100Transport 52/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
76
Safety
61
Schools
90
Transport
52
Environment
83
Investment
42

The bottom line

NW3 2RT offers exceptional schools (100% Good/Outstanding), fast broadband and a green environment — a strong choice for Owner-occupiers.

Less suited to Families.

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Location

NW3 2RT

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+182.0% vs London avg

Deep-dive guides for NW3 2RT

🛡️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 2RT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Rosary Catholic Primary School

Not yet inspected · 5 min walk

KS2: 105.1

★★

Secondary

The UCL Academy

Good · Inspected May 2024 · 20 min walk

P8: -0.14A8: 46.7

100% of local schools rated Good or Outstanding · based on 30 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 42 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 1.7km

Crime is +182% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£47,619/m²
Price per ft²£4,424/ft²
Avg floor area204.8 m²

EPC breakdown

D
4%
E
1%

Based on 5 properties · Confidence: low

Street mix

Terraced 36%Detached 9%Flat 55%

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£512,000
Rebuild cost per m²£2,500/m²

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

Construction era2021
WallsAverage thermal transmittance 1.77 W/m²K
RoofAverage thermal transmittance 0.32 W/m²K
Heating fuelGas: mains gas
GlazingSingle glazed
Council tax band Band FAnnual charge £2,343
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+14.5%

Total change

+4312%

Market Activity

Price Velocity & Acceleration

Current Velocity

-25.0%

per year

Acceleration

-591.69

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £450k–£500k · 10 sales

Property Type Mix

Total: 10 sales

Terraced40%
Flat/maisonette60%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£170k£495k+191.2%1
Post-dot-com plateau2001–2001£413k£413k+0%2
Pre-crash peak2006–2007£630k£865k+37.3%1
GFC & correction2011–2011£720k£720k+0%1
Help-to-Buy recovery2014–2014£1.50m£1.50m+0%1
Pandemic surge2020–2020£10.00m£10.00m+0%1
Current market2024–2024£7.50m£7.50m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

72out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Hampstead Heath Rail StationMildmay
3 min walk
Hampstead HeathNational Rail
3 min walk
Hampstead Underground StationNorthern
7 min walk
Belsize Park Underground StationNorthern
8 min walk
Finchley Road & Frognal Rail StationMildmay
14 min walk
No bus stops within 400m

52

Walkability score

87

Footpaths (500m)

0

Santander docks (800m)

1.5 km

Nearest cycle dock

Central London commute times

London Bridge41 min ↑
Victoria ★39 min
Waterloo43 min ↑
Canary Wharf51 min ↑
City43 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)

2

EV chargers (800m)

Nearest car park295m
Santander docks (800m)0
Nearest cycle dock1.5 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: 3.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 13%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 1.5 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

1 min walk

75%

Recommend GP

75%

Overall GP experience

8

GPs within 1km

7

Dentists within 1km

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 391 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

51

Parks (1km)

30

Restaurants (800m)

18

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

12

Sports (1km)

0

Convenience

Nearest supermarketPlanet Organic · 366 m
8 tennis courts2 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)

608m

Post office

Nearby shops

Ham&High361 m
Hamstead Supermarket & Off License376 m
Bread Ahead541 m
Euphorium563 m

Nearby cafes

Polly's192 m
WatchHouse195 m
Redemption Roasters195 m
The Nook227 m

Nearby restaurants

Ottolenghi199 m
Curry Paradise202 m
Mimmo La Bufala209 m
Royal Peri Peri226 m

Nearby pubs

The Freemasons Arms153 m
The Roebuck236 m
The Magdala272 m
The Garden Gate291 m

Nearby gyms

Barre Core235 m
Armoury Fitness252 m
Heartcore Hampstead613 m
Globe Tennis Club652 m

Nearby pharmacies

Pharmacyrepublic536 m
Revital613 m
Boots629 m

Nearby health

Practice on the Hill203 m
heath health care383 m
Royal Free Hospital400 m
Dental Perfection642 m
Food hygiene (5-star)51% of 139

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

42

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 score30/100
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

4/100

Velocity score

Future outlook

67.4

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,206m
Crossrail 2 route3,969m

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%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
189
Live planning apps (800m)
20
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
38
Local approval rate
81%
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)
19
Largest scheme
60 homes · Bartrams Convent Hostel, Bartrams Convent Hostel, Rowland Hill Street, NW3 2AD
Pipeline pressure
NONE

Named schemes (500m)

Bartrams Convent Hostel, Bartrams Convent Hostel, Rowland Hill Street, NW3 2AD60 homes
completed
3 & 5, 3, Rosslyn Hill, London, NW3 5UL14 homes
completed
6, Kemplay Road, London, NW3 1SY10 homes
completed
2, 2, Rosslyn Hill, London, NW3 1PH10 homes
completed
23, 23, Pond Street, NW3 2PN8 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 2RT

Full postcodeNW3 2RT
Postcode districtNW3
BoroughLondon Borough of Camden
WardHampstead Town
Latitude51.555556
Longitude-0.169543
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