Primrose Hill · Camden · Holborn and St Pancras constituency · 51.54202, -0.15727

NW3 3AJ— Primrose Hill, Camden

Location and area intelligence for NW3 3AJ, Primrose Hill, Camden

The family fortress

 

Top 13% LondonSchools 100%Safety 71/100Transport 52/100Low yield 2.68%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
72
Safety
71
Schools
60
Transport
52
Environment
64
Investment
50

The bottom line

NW3 3AJ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

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

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Location

NW3 3AJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.4% vs London avg
vs London crime+90.0% vs London avg

Deep-dive guides for NW3 3AJ

🛡️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 3AJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Paul's Church of England Primary School

Not yet inspected · 5 min walk

KS2: 104.0

—

Secondary

Haverstock School

Not yet inspected · 5 min walk

P8: -0.16A8: 44.2

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 · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

123.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

-23% vs borough

Crime by type

Other32%
Anti-social behaviour28%
Violence & sexual offences12%
Vehicle crime10%
Burglary8%
Theft6%
Robbery3%
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 · 1.6km

Crime is +90% above London average

Property

Prices, sales volume and market trends

Avg floor area71.8 m²

EPC breakdown

B
3%
C
11%
D
7%
E
6%
G
1%

Based on 28 properties · Confidence: medium

Street mix

Terraced 4%Flat 83%Other 13%

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 yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£179,500
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 EAnnual charge £1,982
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+7.4%

Total change

+595%

Market Activity

Price Velocity & Acceleration

Current Velocity

-70.5%

per year

Acceleration

-66.68

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £600k–£700k · 20 sales

Property Type Mix

Total: 20 sales

Terraced5%
Flat/maisonette95%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1996£121k£65k-46.3%1
Post-dot-com plateau2002–2003£356k£200k-43.8%1.5
Pre-crash peak2006–2006£385k£385k+0%1
GFC & correction2010–2011£1.81m£448k-75.3%1.5
Help-to-Buy recovery2013–2013£648k£648k+0%3
Brexit uncertainty2017–2019£540k£2.96m+448.6%1
Pandemic surge2020–2020£2.85m£2.85m+0%3
Rate-rise correction2022–2022£841k£841k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.6% alpha

Flat/maisonette-0.6% α
Local
4.4%
District
5%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Chalk Farm Underground StationNorthern line
4.3 min walk
Kentish Town West

Nearby stations

Chalk Farm Underground StationNorthern
4 min walk
Kentish Town West Rail StationMildmay
11 min walk
Kentish Town WestNational Rail
11 min walk
Camden Town Underground StationNorthern
13 min walk
Belsize Park Underground StationNorthern
13 min walk
No bus stops within 400m

45

Walkability score

95

Footpaths (500m)

4

Santander docks (800m)

0.4 km

Nearest cycle dock

Central London commute times

London Bridge37 min ↑
Victoria ★30 min
Waterloo32 min ↓
Canary Wharf42 min ↓
City34 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

14

Car parks (800m)

5

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park316m
Santander docks (800m)4
Nearest cycle dock0.4 km

Nearby car parks

🅿️
London Zoo Parking· yes
800m

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: 2.2 km away✗ Not Green Belt✗ Not AONB38% green spaceTree canopy: 70%
More green space than 91% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.1 km

Energy

Solar: 852 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 yield852.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

PRIMROSE HILL SURGERY

99 REGENTS PARK ROAD, NW1 8UR

1 min walk

84%

Recommend GP

84%

Overall GP experience

4

GPs within 1km

9

Dentists within 1km

2

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 1.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

175

Parks (1km)

28

Restaurants (800m)

18

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

7

Sports (1km)

3

Convenience

Nearest supermarketpomona · 1.1 km
1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

31m

Post office

Nearby shops

The Little Bread Pedlar31 m
Nicolas110 m
Shepherd Foods136 m
Princess News467 m

Nearby cafes

Greenberry51 m
Seventy nine72 m
Roni's Bagel Bakery & Café78 m
Joe & The Juice114 m

Nearby restaurants

Reenies20 m
manna20 m
Lemonia45 m
Pesantissimo88 m

Nearby pubs

The Queens167 m
The Pembroke Castle175 m
The Lansdowne280 m
The Princess of Wales289 m

Nearby gyms

Aboxr166 m
Anytime Fitness417 m
The Fitness Mosaic451 m
Fitness VIP562 m

Nearby pharmacies

Camden Pharmacy645 m
sandy Pharmacy882 m

Nearby health

London Dental Specialists96 m
Primrose Dental Practice130 m
Adelaide Dental Lounge342 m
Garry Trainer Clinic471 m
Food hygiene (5-star)47% of 114

Business

Local businesses registered here

Active businesses
34
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
15
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

2 ERSKINE ROAD MANAGEMENT LIMITED
21 WS GP LIMITED
21 WS LIMITED PARTNERSHIP
21 WS NOMINEE LIMITED
31 TS GP LIMITED

+15 more

Investment

Investment grade, yield and market outlook

50

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 score28/100
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

59.1

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation area

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route6,490m
Crossrail 2 route2,287m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,327 nationally

1,462

Est. population

15,592/km²

66%

Employed

72%

Degree educated

£41,400

Median income

1.4%

Claimant rate

Inner cityVery high densityYoung professionals

35

Community stability

Age profile

19%
24%
21%
19%
16%
Under 1819%
18–3425%
35–4921%
50–6419%
65+16%

Tenure

25%
18%
43%
13%
Own outright25%
Own (mortgage)18%
Private rent43%
Social rent13%
Shared ownership0%

Ethnicity

52%
30%
White British52%
White Other30%
Asian6%
Black1%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional62%
Routine / semi-routine6%
No car household49%
Unemployed3%
No qualifications5%

Housing tenure (Census 2021)

Private rent43%
Social rent13%

vs. London

Income vs London-1.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
76
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
20
Local approval rate
67%
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)
123
Largest scheme
119 homes · Land bounded by Grafton Terrace, Maitland Park Villas and Ma, Land bounded by Grafton Terrace, Maitland Park Villas and Ma, Grafton Terrace, NW3 2EH
Pipeline pressure
NONE

Named schemes (500m)

202-212, 202-212, REGENTS PARK ROAD, NW153 homes
completed
78, 78, Adelaide Road, NW3 3PX9 homes
completed
2, 2, Dumpton Place, Rear of 68-88 Gloucester Avenue, NW1 8JD6 homes
completed
1, 1, Dumpton Place, and rear of 90-108 Gloucester Avenue, NW1 8JB6 homes
completed
122, 122, Gloucester Avenue, London, NW1 8HX4 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
12.0%
Ward turnout
39%
Election year
2026
MP
Sir Keir Starmer (Labour)
MP majority
11,572
Constituency
Holborn and St Pancras

Councillors

Dan CorbyLabour
Lauren KeilesLabour
Suleiman Mohamoud OsmanLabour

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Key facts for NW3 3AJ

Full postcodeNW3 3AJ
Postcode districtNW3
BoroughLondon Borough of Camden
WardPrimrose Hill
Latitude51.542019
Longitude-0.157266
Parliamentary constituencyHolborn and St Pancras
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