Hampstead Town · Camden · Hampstead and Highgate constituency · 51.55670, -0.16130

NW3 2UD— Hampstead Town, Camden

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

The family fortress

 

Top 10% LondonSchools 100%Safety 81/100Transport 48/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

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
42

The bottom line

NW3 2UD 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 2UD

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 2UD

🛡️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 2UD 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 · 5 min walk

KS2: 104.6

—

Secondary

William Ellis School

Not yet inspected · Inspected Oct 2024 · 9 min walk

P8: -0.13A8: 48.9

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 44 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 · 1.4km

Crime is 5% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£26,008/m²
Price per ft²£2,416/ft²
Avg floor area114.2 m²

EPC breakdown

C
7%
D
20%
E
1%

Based on 28 properties · Confidence: medium

Street mix

Semi 21%Terraced 3%Detached 8%Flat 68%

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£285,500
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)
GlazingSingle glazed
Council tax band Band FAnnual charge £2,343
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+7.9%

Total change

+819%

Market Activity

Price Velocity & Acceleration

Current Velocity

+228.1%

per year

Acceleration

+177.28

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £600k–£700k · 38 sales

Property Type Mix

Total: 38 sales

Detached7.9%
Semi-detached21.1%
Terraced2.6%
Flat/maisonette68.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£313k£467k+49.3%2
Post-dot-com plateau2001–2004£493k£920k+86.8%1.5
Pre-crash peak2005–2007£330k£500k+51.5%1
GFC & correction2009–2009£630k£630k+0%3
Help-to-Buy recovery2013–2016£725k£4.65m+541.4%2
Brexit uncertainty2018–2018£1.49m£1.49m+0%1
Pandemic surge2020–2020£980k£980k+0%1
Rate-rise correction2022–2023£580k£875k+50.9%1
Current market2024–2024£2.87m£2.87m+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1% alpha

Flat/maisonette-1% α
Local
8.5%
District
9.5%

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

Buyer vs Seller Score

Composite market conditions index 0–100

27out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing23
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
8.7 min walk
Hampstead Heath

Nearby stations

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

44

Walkability score

120

Footpaths (500m)

0

Santander docks (800m)

1.4 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

7

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)44
Nearest car park383m
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: 55%
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

MARIE CURIE EHC@H

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

4 min walk

6

GPs within 1km

4

Dentists within 1km

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 477 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

90

Parks (1km)

15

Restaurants (800m)

17

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

14

Sports (1km)

2

Convenience

Nearest supermarketpomona · 765 m
6 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)

746m

Post office

Nearby shops

Hamstead Supermarket & Off License338 m
Fleet Convenience Store341 m
Fleet Food & Wine345 m
Ham&High354 m

Nearby cafes

Royal Cafe & Sandwhich bar339 m
Matchbox Cafe346 m
Giacobazzi's367 m
WatchHouse391 m

Nearby restaurants

Rajdoot338 m
Aroma Spice339 m
Dar's345 m
The Little Thai390 m

Nearby pubs

The Magdala324 m
South End Green Social366 m
The Garden Gate372 m
The Stag376 m

Nearby gyms

Parliament Hill Fields Changing Rooms306 m
Parliament Hill Fields Athletics Track396 m
Armoury Fitness481 m
Barre Core571 m

Nearby pharmacies

Pharmacyrepublic338 m
Macey Chemist522 m
Revital739 m
Boots741 m

Nearby health

heath health care329 m
Passport Health Hampstead Travel Clinic383 m
Royal Free Hospital501 m
Advanced Dental Centre833 m
Food hygiene (5-star)47% of 78

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

4 NASSINGTON ROAD LIMITED
6 NASSINGTON ROAD MANAGEMENT COMPANY LIMITED
DUKE PRODUCTIONS LIMITED
ENGAGE HERE CIC

Investment

Investment grade, yield and market outlook

42

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 score27/100
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

8/100

Velocity score

Future outlook

69

Price growth score

B
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,992m
Crossrail 2 route3,739m

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)
26
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
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)
4

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)

Former William Gunn House, 50, Lawn Road, London, NW3 2XA141 homes
completed
32, 32, Lawn Road, NW3 2XU72 homes
completed
50, Parliament Hill, London, NW3 2TL9 homes
completed
55 Roderick Road, Roderick Road, London, NW3 2NP6 homes
completed
57 Roderick Road, Roderick Road, London, NW3 2NP6 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 2UD

Full postcodeNW3 2UD
Postcode districtNW3
BoroughLondon Borough of Camden
WardHampstead Town
Latitude51.556704
Longitude-0.161303
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