Hampstead Town · Camden · Hampstead and Highgate constituency · 51.55868, -0.16425

NW3 2SN— Hampstead Town, Camden

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

The family fortress

 

Top 10% LondonSchools 100%Safety 81/100Transport 48/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
73
Safety
81
Schools
60
Transport
48
Environment
83
Investment
41

The bottom line

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

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Location

NW3 2SN

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-5.0% vs London avg

Deep-dive guides for NW3 2SN

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

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🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How NW3 2SN 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 · 8 min walk

KS2: 104.6

—

Secondary

William Ellis School

Not yet inspected · Inspected Oct 2024 · 11 min walk

P8: -0.13A8: 48.9

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 47 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

61.7 incidents per 1,000 residents

Better than 53% of London
→ Stable

-62% vs borough

Crime by type

Other26%
Violence & sexual offences24%
Vehicle crime18%
Burglary12%
Anti-social behaviour11%
Theft8%
Robbery2%
Drug offences0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 1.7km

Crime is 5% below 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£8,805/m²
Price per ft²£818/ft²
Avg floor area141.9 m²

EPC breakdown

C
7%
D
19%
E
4%
F
1%

Based on 31 properties · Confidence: high

Street mix

Semi 23%Terraced 23%Detached 9%Flat 45%

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£354,750
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 FAnnual charge £2,343
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+7.7%

Total change

+764%

Market Activity

Price Velocity & Acceleration

Current Velocity

+384.0%

per year

Acceleration

+459.37

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £600k–£700k · 46 sales

Property Type Mix

Total: 46 sales

Detached8.7%
Semi-detached21.7%
Terraced23.9%
Flat/maisonette45.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£420k£875k+108.3%1.6
Post-dot-com plateau2001–2004£250k£415k+66%1
Pre-crash peak2005–2007£458k£2.21m+383.1%4
GFC & correction2009–2012£2.13m£4.25m+99.8%1.5
Help-to-Buy recovery2013–2016£2.70m£743k-72.5%1.7
Brexit uncertainty2018–2019£2.89m£3.00m+4.1%2.5
Pandemic surge2020–2021£5.94m£3.04m-48.7%1.5
Rate-rise correction2023–2023£750k£750k+0%3
Current market2024–2024£3.63m£3.63m+0%5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.4% alpha

Weakest performer

Terraced

-0.8% alpha

Flat/maisonette+2.4% α
Local
6.7%
District
4.3%
Terraced-0.8% α
Local
9.1%
District
9.9%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing11
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Hampstead Heath Rail StationMildmay
5 min walk
Hampstead HeathNational Rail
5 min walk
Belsize Park Underground StationNorthern
11 min walk
Hampstead Underground StationNorthern
12 min walk
Gospel Oak Rail StationMildmay · Suffragette
13 min walk
No bus stops within 400m

37

Walkability score

109

Footpaths (500m)

0

Santander docks (800m)

1.6 km

Nearest cycle dock

Central London commute times

London Bridge ★44 min
Victoria46 min ↑
Waterloo47 min ↑
Canary Wharf53 min ↑
City50 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

4

Car parks (800m)

1

EV chargers (800m)

Nearest car park273m
Santander docks (800m)0
Nearest cycle dock1.6 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 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: 4.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 1.1 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

4 min walk

90%

Recommend GP

90%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 612 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

62

Parks (1km)

11

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

12

Sports (1km)

0

Convenience

Nearest supermarketpomona · 945 m
7 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

904m

Post office

Nearby shops

Hamstead Supermarket & Off License478 m
Ham&High484 m
Fleet Convenience Store587 m
Fleet Food & Wine597 m

Nearby cafes

WatchHouse362 m
Polly's394 m
Redemption Roasters399 m
The Nook421 m

Nearby restaurants

Curry Paradise407 m
Mimmo La Bufala415 m
Royal Peri Peri425 m
Dominique's475 m

Nearby pubs

The Magdala358 m
The Freemasons Arms384 m
The Garden Gate454 m
South End Green Social507 m

Nearby gyms

Parliament Hill Fields Changing Rooms542 m
Armoury Fitness544 m
Barre Core613 m
Parliament Hill Fields Athletics Track616 m

Nearby pharmacies

Pharmacyrepublic565 m
Macey Chemist818 m
Revital901 m
Boots909 m

Nearby health

heath health care474 m
Royal Free Hospital636 m
Passport Health Hampstead Travel Clinic679 m
Practice on the Hill701 m
Food hygiene (5-star)55% of 60

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

E

High street health

Registered businesses

33T LIMITED
ACACIA HOUSE LIMITED
NATURAL NYLON ENTERTAINMENT LIMITED
RAIN PICTURES LIMITED
TOUCHSTONE COMMUNICATIONS II LIMITED

+3 more

Investment

Investment grade, yield and market outlook

41

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 score25/100
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

69.1

Price growth score

B
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,288m
Crossrail 2 route4,034m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,114 nationally

1,377

Est. population

14,469/km²

67%

Employed

77%

Degree educated

£44,600

Median income

1.9%

Claimant rate

Inner cityHigh densityYoung professionals

42

Community stability

Age profile

18%
18%
23%
21%
19%
Under 1818%
18–3418%
35–4923%
50–6421%
65+19%

Tenure

37%
21%
38%
Own outright37%
Own (mortgage)21%
Private rent38%
Social rent4%
Shared ownership1%

Ethnicity

50%
29%
White British50%
White Other29%
Asian7%
Black2%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional69%
Routine / semi-routine4%
No car household45%
Unemployed3%
No qualifications4%

Housing tenure (Census 2021)

Private rent37%
Social rent4%

vs. London

Income vs London+6.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
71
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
19
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
17
Largest scheme
141 homes · Former William Gunn House, 50, Lawn Road, London, NW3 2XA
Pipeline pressure
NONE

Named schemes (500m)

50, Parliament Hill, London, NW3 2TL9 homes
completed
16 Constantine Road, London, NW3 2NG5 homes
completed
30, 30, South Hill Park, NW3 2SB4 homes
completed
35, 35, Constantine Road, London, NW3 2LN3 homes
completed
35, 35, Parliament Hill, London, NW3 2TA3 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 2SN

Full postcodeNW3 2SN
Postcode districtNW3
BoroughLondon Borough of Camden
WardHampstead Town
Latitude51.558684
Longitude-0.164253
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