Hampstead Town · Camden · Hampstead and Highgate constituency · 51.55609, -0.16452

NW3 2SY— Hampstead Town, Camden

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

The family fortress

 

Top 5% LondonSchools 100%Safety 81/100Transport 54/100Low yield 2.68%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
77
Safety
81
Schools
60
Transport
54
Environment
83
Investment
53

The bottom line

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

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

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Location

NW3 2SY

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 2SY

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How NW3 2SY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Rosary Catholic Primary School

Not yet inspected · 6 min walk

KS2: 105.1

—

Secondary

William Ellis School

Not yet inspected · Inspected Oct 2024 · 12 min walk

P8: -0.13A8: 48.9

100% of local schools rated Good or Outstanding · based on 25 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 43 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)

0

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 1.6km

Crime is 5% below London average

Property

Prices, sales volume and market trends

Avg floor area88.9 m²

EPC breakdown

B
1%
C
11%
D
20%
E
2%

Based on 34 properties · Confidence: high

Street mix

Semi 2%Terraced 6%Flat 92%

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£222,250
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+14.1%

Total change

+3937%

Market Activity

Price Velocity & Acceleration

Current Velocity

+664.7%

per year

Acceleration

+680.63

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £350k–£400k · 50 sales

Property Type Mix

Total: 50 sales

Semi-detached2%
Terraced6%
Flat/maisonette92%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£94k£273k+190.7%3
Post-dot-com plateau2001–2004£440k£267k-39.2%1.2
Pre-crash peak2005–2007£290k£310k+6.9%2
GFC & correction2008–2012£519k£404k-22.2%1.5
Help-to-Buy recovery2013–2016£493k£573k+16.3%2.2
Brexit uncertainty2018–2019£788k£825k+4.8%2
Pandemic surge2020–2021£590k£496k-15.9%2
Rate-rise correction2023–2023£3.79m£3.79m+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.5% alpha

Flat/maisonette-0.5% α
Local
6.6%
District
7.1%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

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
7.4 min walk
Hampstead Heath

Nearby stations

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

50

Walkability score

146

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

11

Car parks (800m)

1

EV chargers (800m)

Nearest car park328m
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: 3.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 1.4 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

1 min walk

90%

Recommend GP

90%

Overall GP experience

6

GPs within 1km

6

Dentists within 1km

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 324 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

75

Parks (1km)

19

Restaurants (800m)

17

Cafes (800m)

3

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

12

Sports (1km)

2

Convenience

Nearest supermarketpomona · 656 m
7 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

616m

Post office

Nearby shops

Hamstead Supermarket & Off License189 m
Ham&High195 m
Fleet Convenience Store333 m
Fleet Food & Wine348 m

Nearby cafes

WatchHouse159 m
The Nook166 m
Polly's170 m
Redemption Roasters170 m

Nearby restaurants

Royal Peri Peri169 m
Curry Paradise169 m
Mimmo La Bufala171 m
Dar's193 m

Nearby pubs

The Magdala95 m
The Garden Gate173 m
South End Green Social218 m
The Freemasons Arms321 m

Nearby gyms

Armoury Fitness275 m
Barre Core359 m
Parliament Hill Fields Changing Rooms537 m
Globe Tennis Club559 m

Nearby pharmacies

Pharmacyrepublic300 m
Revital612 m
Boots620 m
Macey Chemist690 m

Nearby health

heath health care186 m
Royal Free Hospital348 m
Passport Health Hampstead Travel Clinic491 m
Practice on the Hill552 m
Food hygiene (5-star)51% of 96

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

E

High street health

Registered businesses

11 PARLIAMENT HILL LIMITED
15 PARLIAMENT HILL LIMITED
6 PARLIAMENT HILL MANAGEMENT COMPANY LIMITED
8 PARLIAMENT HILL (FREEHOLD) LIMITED
9 PARLIAMENT HILL LIMITED

+3 more

Investment

Investment grade, yield and market outlook

53

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 score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Future outlook

60.4

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,056m
Crossrail 2 route3,804m

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)
90
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
27
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)
4

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)

Former William Gunn House, 50, Lawn Road, London, NW3 2XA141 homes
completed
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
50, Parliament Hill, London, NW3 2TL9 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 2SY

Full postcodeNW3 2SY
Postcode districtNW3
BoroughLondon Borough of Camden
WardHampstead Town
Latitude51.556089
Longitude-0.164516
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