Hampstead Town · Camden · Hampstead and Highgate constituency · 51.55486, -0.16771

NW3 2RU— Hampstead Town, Camden

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

The practical family move

 

Top 5% LondonSchools 100%Safety 61/100Transport 54/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
75
Safety
61
Schools
90
Transport
54
Environment
83
Investment
47

The bottom line

NW3 2RU 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 2RU

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 2RU

🛡️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 2RU 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 · 4 min walk

KS2: 105.1

★★

Secondary

The UCL Academy

Good · Inspected May 2024 · 19 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 · 41 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)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 1.8km

Crime is +182% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£37,706/m²
Price per ft²£3,503/ft²
Avg floor area136 m²

EPC breakdown

C
8%
D
8%
E
6%
F
2%

Based on 24 properties · Confidence: medium

Street mix

Semi 23%Terraced 49%Flat 29%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£340,000
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 (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,343
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+3%

Total change

+150%

Market Activity

Price Velocity & Acceleration

Current Velocity

-83.2%

per year

Acceleration

-132.34

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £600k–£700k · 35 sales

Property Type Mix

Total: 35 sales

Semi-detached22.9%
Terraced48.6%
Flat/maisonette28.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£300k£830k+176.7%2
Post-dot-com plateau2001–2004£870k£499k-42.6%2
Pre-crash peak2005–2007£553k£1.00m+81%2
GFC & correction2008–2010£1.10m£272k-75.3%1.3
Help-to-Buy recovery2013–2016£1.95m£3.69m+89%1
Brexit uncertainty2019–2019£2.25m£2.25m+0%2
Pandemic surge2020–2021£2.52m£3.90m+54.5%1
Rate-rise correction2022–2023£2.90m£3.00m+3.4%1
Current market2025–2026£4.47m£750k-83.2%1.5

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
Belsize Park Underground StationNorthern line
6.3 min walk
Hampstead Heath

Nearby stations

Hampstead Heath Rail StationMildmay
2 min walk
Hampstead HeathNational Rail
2 min walk
Belsize Park Underground StationNorthern
7 min walk
Hampstead Underground StationNorthern
9 min walk
Gospel Oak Rail StationMildmay · Suffragette
15 min walk
No bus stops within 400m

50

Walkability score

104

Footpaths (500m)

0

Santander docks (800m)

1.4 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

15

Car parks (800m)

2

EV chargers (800m)

Nearest car park198m
Santander docks (800m)0
Nearest cycle dock1.4 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: 3.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 64%
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

PARK END SURGERY

3 PARK END, NW3 2SE

2 min walk

90%

Recommend GP

90%

Overall GP experience

8

GPs within 1km

7

Dentists within 1km

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 246 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

66

Parks (1km)

28

Restaurants (800m)

18

Cafes (800m)

6

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

11

Sports (1km)

2

Convenience

Nearest supermarketpomona · 555 m
8 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

6

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

491m

Post office

Nearby shops

Ham&High215 m
Hamstead Supermarket & Off License232 m
Fleet Convenience Store436 m
Euphorium447 m

Nearby cafes

Redemption Roasters94 m
Polly's97 m
The Nook99 m
WatchHouse126 m

Nearby restaurants

Mimmo La Bufala90 m
Curry Paradise91 m
Royal Peri Peri96 m
Dominique's121 m

Nearby pubs

The Roebuck116 m
The Garden Gate149 m
The Magdala166 m
South End Green Social231 m

Nearby gyms

Armoury Fitness109 m
Barre Core132 m
Globe Tennis Club513 m
Heartcore Hampstead754 m

Nearby pharmacies

Pharmacyrepublic389 m
Revital493 m
Boots507 m

Nearby health

heath health care240 m
Royal Free Hospital258 m
Practice on the Hill312 m
Passport Health Hampstead Travel Clinic649 m
Food hygiene (5-star)50% of 123

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

3A-D HEATH HURST ROAD LIMITED
CRESCENT PROPERTIES (HAMPSTEAD) LIMITED
DERBY STREET MANAGERS LIMITED
OWLSCAN LIMITED

Investment

Investment grade, yield and market outlook

47

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 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 score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

64.3

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,069m
Crossrail 2 route3,829m

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)
144
Live planning apps (800m)
16
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
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)
37
Largest scheme
141 homes · Former William Gunn House, 50, Lawn Road, London, NW3 2XA
Pipeline pressure
NONE

Named schemes (500m)

Bartrams Convent Hostel, Bartrams Convent Hostel, Rowland Hill Street, NW3 2AD60 homes
completed
Site at ABC Cinema and 83 Fleet Road, Former ABC Cinema Site & 83, Pond Street, Pond Street, London48 homes
completed
The Porticos, 53, Belsize Avenue, London, NW3 4BN18 homes
completed
3 & 5, 3, Rosslyn Hill, London, NW3 5UL14 homes
completed
2, 2, Rosslyn Hill, London, NW3 1PH10 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 2RU

Full postcodeNW3 2RU
Postcode districtNW3
BoroughLondon Borough of Camden
WardHampstead Town
Latitude51.554862
Longitude-0.167710
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