Hampstead Town · Camden · Hampstead and Highgate constituency · 51.55747, -0.16058

NW3 2UA— Hampstead Town, Camden

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

The family fortress

 

Top 10% LondonSchools 100%Safety 81/100Transport 47/100Low yield 0.84%

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
73
Safety
81
Schools
60
Transport
47
Environment
83
Investment
45

The bottom line

NW3 2UA offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £2,999,999 median — a strong choice for Families and Owner-occupiers.

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Location

NW3 2UA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+476.9% vs London avg
vs London income+6.2% vs London avg
vs London crime-5.0% vs London avg

Deep-dive guides for NW3 2UA

🛡️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📈 Up & Coming🔒 Very Safe

“The family fortress”

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How NW3 2UA 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 · 6 min walk

KS2: 104.6

—

Secondary

William Ellis School

Not yet inspected · Inspected Oct 2024 · 8 min walk

P8: -0.13A8: 48.9

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 45 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)

1

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 1.4km

Crime is 5% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£2,999,999

Median sale price

Top 10% — 477% above London median

£2,999,999 is 477% above the London median (£520,000)

+144.7%

This year

Flat

Dominant type

Price history

5-year change
+204.3%
Sales (24 months)5
New build0.0%
Avg semi-detached£6,851,980
Avg flat£1,965,000
Price per m²£23,810/m²
Price per ft²£2,212/ft²
Avg floor area132.5 m²

EPC breakdown

C
12%
D
25%
E
4%
F
1%

Based on 42 properties · Confidence: high

Street mix

Semi 22%Flat 74%Other 3%

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

Stamp duty

Standard buyer£271,250
First-time buyerFTB
£271,250
Additional propertyBTL/2nd
£361,250

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

67.3×

Price-to-income

£15,007/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£331,250
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+11.6%

Total change

+2579%

Market Activity

Price Velocity & Acceleration

Current Velocity

+43.9%

per year

Acceleration

+69.42

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £175k–£200k · 56 sales

Property Type Mix

Total: 56 sales

Semi-detached23.2%
Flat/maisonette76.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£112k£750k+569.6%2.4
Post-dot-com plateau2002–2004£2.66m£355k-86.7%1
Pre-crash peak2005–2006£1.25m£388k-69%2.5
GFC & correction2008–2012£2.25m£695k-69.1%2.2
Help-to-Buy recovery2013–2016£4.55m£1.08m-76.2%2.5
Brexit uncertainty2017–2019£965k£4.90m+407.8%1
Pandemic surge2020–2021£1.21m£986k-18.6%4
Rate-rise correction2022–2022£2.80m£2.80m+0%1
Current market2024–2025£2.08m£3.00m+43.9%2.5

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.7% alpha

Weakest performer

Semi-detached

-0.3% alpha

Flat/maisonette+2.7% α
Local
8.6%
District
5.9%
Semi-detached-0.3% α
Local
11.8%
District
12.1%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing6
Trend Position10

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
9.9 min walk
Hampstead Heath

Nearby stations

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

40

Walkability score

99

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

6

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)44
Nearest car park477m
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 · 575 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

93

Parks (1km)

10

Restaurants (800m)

16

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

16

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Magdala (408 m)

Nearest supermarketpomona · 861 m
8 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)

844m

Post office

Nearby shops

Fleet Convenience Store432 m
Fleet Food & Wine434 m
Hamstead Supermarket & Off License435 m
Ham&High451 m

Nearby cafes

Royal Cafe & Sandwhich bar433 m
Matchbox Cafe443 m
Giacobazzi's465 m
WatchHouse466 m

Nearby restaurants

Aroma Spice431 m
Rajdoot433 m
Dar's442 m
Royal Peri Peri480 m

Nearby pubs

The Magdala408 m
South End Green Social463 m
The Stag465 m
The Garden Gate465 m

Nearby gyms

Parliament Hill Fields Changing Rooms259 m
Parliament Hill Fields Athletics Track342 m
Armoury Fitness574 m
Parliament Hill Lido658 m

Nearby pharmacies

Pharmacyrepublic433 m
Macey Chemist538 m
Revital837 m
Boots839 m

Nearby health

heath health care427 m
Passport Health Hampstead Travel Clinic439 m
Royal Free Hospital599 m
Advanced Dental Centre922 m
Food hygiene (5-star)47% of 62

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

17 TANZA ROAD LIMITED
29 TANZA ROAD MANAGEMENT COMPANY LIMITED
31 TANZA ROAD LIMITED
BELSIZE PARK CAPITAL LIMITED
HINDSIGHT PRODUCTIONS LIMITED

+3 more

Investment

Investment grade, yield and market outlook

45

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (0.8%) 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
0.8% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score57/100
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

21/100

Velocity score

Future outlook

78.9

Price growth score

B
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,038m
Crossrail 2 route3,786m

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%
Price vs London+476.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
17
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
17
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
55 Roderick Road, Roderick Road, London, NW3 2NP6 homes
completed
87, 87, Savernake Road, London, NW3 2LG4 homes
completed
87, 87, Savernake Road, London, NW3 2LG4 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£2,999,999)

£271,250

Standard buyer

£271,250

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for NW3 2UA

Full postcodeNW3 2UA
Postcode districtNW3
BoroughLondon Borough of Camden
WardHampstead Town
Latitude51.557466
Longitude-0.160580
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