Haverstock · Camden · Hampstead and Highgate constituency · 51.55043, -0.15903

NW3 2YD— Haverstock, Camden

Location and area intelligence for NW3 2YD, Haverstock, Camden

The practical family move

 

Schools 100%Safety 76/100Transport 43/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
76
Schools
60
Transport
43
Environment
55
Investment
36

The bottom line

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

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW3 2YD

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+10.0% vs London avg
vs London crime+46.0% vs London avg

Deep-dive guides for NW3 2YD

🛡️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🔒 Very Safe

“The practical family move”

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How NW3 2YD 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 · 4 min walk

KS2: 104.6

—

Secondary

Haverstock School

Not yet inspected · 9 min walk

P8: -0.16A8: 44.2

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 36 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

95.0 incidents per 1,000 residents

Higher crime than 71% of London
→ Stable

-41% vs borough

Crime by type

Other36%
Violence & sexual offences19%
Anti-social behaviour18%
Burglary9%
Vehicle crime8%
Drug offences4%
Theft4%
Robbery3%

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 · 1.2km

Crime is +46% above 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£7,983/m²
Price per ft²£742/ft²
Avg floor area97.3 m²

EPC breakdown

C
4%
D
2%
E
4%
F
1%

Based on 11 properties · Confidence: medium

Street mix

Semi 5%Flat 95%

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£243,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £1,982
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2024 · CAGR

+5.7%

Total change

+351%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.9%

per year

Acceleration

+38.13

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 19 sales

Property Type Mix

Total: 19 sales

Semi-detached5.3%
Flat/maisonette94.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£169k£295k+75.1%2
Post-dot-com plateau2002–2004£360k£873k+142.4%1.5
Pre-crash peak2007–2007£495k£495k+0%1
GFC & correction2008–2008£595k£595k+0%1
Help-to-Buy recovery2013–2015£645k£850k+31.8%1.3
Brexit uncertainty2018–2018£825k£825k+0%2
Rate-rise correction2023–2023£650k£650k+0%1
Current market2024–2024£760k£760k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.2% alpha

Flat/maisonette+0.2% α
Local
7.9%
District
7.7%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

52

Walkability score

184

Footpaths (500m)

0

Santander docks (800m)

1.0 km

Nearest cycle dock

Central London commute times

London Bridge48 min ↑
Victoria ★44 min
Waterloo46 min ↑
Canary Wharf51 min ↑
City48 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

16

Car parks (800m)

6

EV chargers (800m)

Nearest car park182m
Santander docks (800m)0
Nearest cycle dock1.0 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 waterLOW
Low
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: 3.1 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 2.1 km

Energy

Solar: 850 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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

9

GPs within 1km

12

Dentists within 1km

3

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 536 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

133

Parks (1km)

22

Restaurants (800m)

16

Cafes (800m)

1

Pubs (400m)

5

Pharmacies (800m)

1

Gyms (1km)

16

Sports (1km)

2

Convenience

Nearest supermarketpomona · 405 m
6 tennis courts6 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

450m

Post office

Nearby shops

Londis266 m
Hampstead Food & News325 m
Fleet Food & Wine392 m
Fleet Convenience Store404 m

Nearby cafes

Ravel's Bistro309 m
Watchhouse414 m
Von Crumb422 m
Royal Cafe & Sandwhich bar426 m

Nearby restaurants

Chez Nous368 m
Pret A Manger386 m
PizzaExpress397 m
Jamon Jamon Tapas403 m

Nearby pubs

The Lord Southampton203 m
The Gipsy Queen295 m
The Stag371 m
Sir Richard Steele403 m

Nearby gyms

Globe Tennis Club313 m
Fitness VIP548 m
The Dome577 m
Armoury Fitness674 m

Nearby pharmacies

Pharmacyrepublic436 m
Boots439 m
sandy Pharmacy445 m
Revital456 m

Nearby health

Advanced Dental Centre251 m
Passport Health Hampstead Travel Clinic369 m
Royal Free Hospital531 m
heath health care576 m
Food hygiene (5-star)46% of 123

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ALLISON COURT RTM COMPANY LTD

Investment

Investment grade, yield and market outlook

36

Investment score

Weak

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 score23/100
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

61.6

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,321m
Crossrail 2 route3,071m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,589 nationally

1,411

Est. population

13,014/km²

62%

Employed

65%

Degree educated

£46,200

Median income

4.7%

Claimant rate

Inner cityHigh densityYoung professionals

37

Community stability

Age profile

18%
27%
22%
16%
17%
Under 1818%
18–3427%
35–4922%
50–6416%
65+17%

Tenure

19%
15%
33%
33%
Own outright19%
Own (mortgage)15%
Private rent33%
Social rent33%
Shared ownership1%
Rent free0%

Ethnicity

41%
25%
16%
White British41%
White Other25%
Asian16%
Black7%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine9%
No car household57%
Unemployed4%
No qualifications10%

Housing tenure (Census 2021)

Private rent33%
Social rent33%

vs. London

Income vs London+10.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
43
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
31
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
158
Largest scheme
141 homes · Former William Gunn House, 50, Lawn Road, London, NW3 2XA
Pipeline pressure
NONE

Named schemes (500m)

Land bounded by Grafton Terrace, Maitland Park Villas and Ma, Land bounded by Grafton Terrace, Maitland Park Villas and Ma, Grafton Terrace, NW3 2EH119 homes
completed
32, 32, Lawn Road, NW3 2XU72 homes
completed
112-124, 122, Haverstock Hill, London, NW3 2AY63 homes
completed
St Dominics Priory, ST DOMINICS PRIORY, Southampton Road, London, NW5 4LB39 homes
completed
St Pancras Almshouses, Fraser Regnart Court, St Pancras Almshouses, Fraser Regnart Court, Southampton Road, NW5 4HU39 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
14.1%
Ward turnout
38%
Election year
2026
MP
Tulip Siddiq (Labour)
MP majority
11,572
Constituency
Holborn and St Pancras

Councillors

Kemi AtolagbeLabour
Rebecca Claire FilerLabour
Nasrine Kahina DjemaiLabour

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Key facts for NW3 2YD

Full postcodeNW3 2YD
Postcode districtNW3
BoroughLondon Borough of Camden
WardHaverstock
Latitude51.550428
Longitude-0.159032
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