Hampstead Town · Camden · Hampstead and Highgate constituency · 51.55779, -0.16197

NW3 2TL— Hampstead Town, Camden

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

The family fortress

 

Top 10% LondonSchools 100%Safety 81/100Transport 48/100Low yield 2.68%

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
53

The bottom line

NW3 2TL 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 2TL

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 2TL

🛡️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 2TL 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 · 7 min walk

KS2: 104.6

—

Secondary

William Ellis School

Not yet inspected · Inspected Oct 2024 · 10 min walk

P8: -0.13A8: 48.9

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 46 min walk

3 primaries · 3 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 · 1.5km

Crime is 5% below London average

Property

Prices, sales volume and market trends

Avg floor area132.1 m²

EPC breakdown

C
6%
D
13%
E
1%

Based on 20 properties · Confidence: medium

Street mix

Semi 25%Flat 75%

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£330,250
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

1996–2023 · CAGR

+8.8%

Total change

+867%

Market Activity

Price Velocity & Acceleration

Current Velocity

+19.8%

per year

Acceleration

+100.85

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £400k–£450k · 20 sales

Property Type Mix

Total: 20 sales

Semi-detached25%
Flat/maisonette75%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£150k£160k+6.7%1
Post-dot-com plateau2002–2002£578k£578k+0%2
Pre-crash peak2005–2007£1.48m£440k-70.2%2
GFC & correction2008–2011£2.20m£623k-71.7%2
Help-to-Buy recovery2016–2016£1.53m£1.53m+0%3
Brexit uncertainty2017–2018£1.04m£6.38m+513%1
Pandemic surge2020–2020£1.21m£1.21m+0%1
Rate-rise correction2023–2023£1.45m£1.45m+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.9% alpha

Flat/maisonette-3.9% α
Local
2.7%
District
6.6%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

33out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position100

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 min walk
Hampstead Heath

Nearby stations

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

39

Walkability score

102

Footpaths (500m)

0

Santander docks (800m)

1.5 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

5

Car parks (800m)

1

EV chargers (800m)

Nearest car park423m
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: 3.9 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 1.3 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

MARIE CURIE EHC@H

ROY SHAW HOUSE, 3-5 CRESSY ROAD, NW3 2ND

5 min walk

6

GPs within 1km

4

Dentists within 1km

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 559 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

84

Parks (1km)

9

Restaurants (800m)

14

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

14

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Magdala (353 m)

Nearest supermarketpomona · 869 m
6 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

842m

Post office

Nearby shops

Hamstead Supermarket & Off License416 m
Ham&High429 m
Fleet Convenience Store462 m
Fleet Food & Wine467 m

Nearby cafes

WatchHouse398 m
Polly's420 m
Matchbox Cafe420 m
Redemption Roasters421 m

Nearby restaurants

Dar's422 m
Curry Paradise424 m
Mimmo La Bufala427 m
Royal Peri Peri428 m

Nearby pubs

The Magdala353 m
The Garden Gate427 m
South End Green Social446 m
The Freemasons Arms496 m

Nearby gyms

Parliament Hill Fields Changing Rooms361 m
Parliament Hill Fields Athletics Track441 m
Armoury Fitness534 m
Barre Core618 m

Nearby pharmacies

Pharmacyrepublic452 m
Macey Chemist633 m
Revital836 m
Boots840 m

Nearby health

heath health care409 m
Passport Health Hampstead Travel Clinic511 m
Royal Free Hospital584 m
Practice on the Hill784 m
Food hygiene (5-star)50% of 60

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

46 PH FREEHOLD LIMITED
A1 DENIM LTD
COHERENCE CAPITAL LIMITED
CUTTING EDGE FINANCE LTD
DGS LEGAL STRATEGIST 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 score25/100
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

55.9

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,119m
Crossrail 2 route3,866m

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)
34
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
18
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
57 Roderick Road, Roderick Road, London, NW3 2NP6 homes
completed
16 Constantine Road, London, NW3 2NG5 homes
completed
30, 30, South Hill Park, NW3 2SB4 homes
completed
90, Fleet Road, London, NW3 2QX4 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 2TL

Full postcodeNW3 2TL
Postcode districtNW3
BoroughLondon Borough of Camden
WardHampstead Town
Latitude51.557794
Longitude-0.161966
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