Primrose Hill · Camden · Holborn and St Pancras constituency · 51.54161, -0.15803

NW3 3AR— Primrose Hill, Camden

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 78/100Transport 51/100~3% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
70
Safety
78
Schools
60
Transport
51
Environment
64
Investment
38

The bottom line

NW3 3AR 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 3AR

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+27.0% vs London avg

Deep-dive guides for NW3 3AR

🛡️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🔒 Very Safe

“The family fortress”

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How NW3 3AR 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 · 4 min walk

KS2: 104.0

—

Secondary

Haverstock School

Not yet inspected · 6 min walk

P8: -0.16A8: 44.2

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 24 min walk

4 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

82.7 incidents per 1,000 residents

Higher crime than 63% of London
→ Stable

-49% vs borough

Crime by type

Other24%
Anti-social behaviour19%
Violence & sexual offences18%
Theft15%
Vehicle crime11%
Robbery7%
Burglary3%
Drug offences2%

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 · 1.7km

Crime is +27% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£18,425/m²
Price per ft²£1,712/ft²
Avg floor area61.3 m²

EPC breakdown

C
20%
D
24%
E
11%
F
2%

Based on 57 properties · Confidence: high

Street mix

Terraced 15%Detached 2%Flat 83%

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 yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£153,250
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)
GlazingSingle glazed
Council tax band Band EAnnual charge £1,982
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+9.4%

Total change

+1528%

Market Activity

Price Velocity & Acceleration

Current Velocity

+89.1%

per year

Acceleration

-33.13

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £300k–£350k · 46 sales

Property Type Mix

Total: 46 sales

Detached2.2%
Terraced15.2%
Flat/maisonette82.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£128k£196k+53.7%2
Post-dot-com plateau2001–2004£270k£362k+34.1%2.5
Pre-crash peak2005–2007£366k£2.75m+652.4%2
GFC & correction2008–2012£480k£695k+44.8%1
Help-to-Buy recovery2013–2016£718k£1.71m+138.7%1.2
Brexit uncertainty2018–2019£1.30m£680k-47.7%1.5
Pandemic surge2021–2021£2.00m£2.00m+0%3
Current market2024–2026£495k£2.08m+320.2%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.6% alpha

Flat/maisonette+2.6% α
Local
9.7%
District
7.1%

CAGR over 26yr 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 Timing8
Trend Position10

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
5.1 min walk
Kentish Town West

Nearby stations

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

43

Walkability score

86

Footpaths (500m)

3

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

11

Car parks (800m)

6

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park318m
Santander docks (800m)3
Nearest cycle dock0.4 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: 2.1 km away✗ Not Green Belt✗ Not AONB39% 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

2 min walk

84%

Recommend GP

84%

Overall GP experience

4

GPs within 1km

10

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

171

Parks (1km)

25

Restaurants (800m)

16

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

8

Sports (1km)

3

Convenience

Nearest supermarketpomona · 1.1 km
1 tennis courts1 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)

82m

Post office

Nearby shops

Nicolas72 m
The Little Bread Pedlar80 m
Shepherd Foods92 m
Princess News483 m

Nearby cafes

Seventy nine54 m
Roni's Bagel Bakery & Café89 m
Joe & The Juice92 m
Sweet Things98 m

Nearby restaurants

Reenies50 m
manna54 m
OKA Restaurant65 m
Lemonia71 m

Nearby pubs

The Queens120 m
The Pembroke Castle242 m
The Princess of Wales310 m
The Lansdowne325 m

Nearby gyms

Aboxr231 m
Anytime Fitness487 m
The Fitness Mosaic520 m
Fitness VIP569 m

Nearby pharmacies

Camden Pharmacy714 m
sandy Pharmacy944 m

Nearby health

Primrose Dental Practice87 m
London Dental Specialists164 m
Adelaide Dental Lounge412 m
Garry Trainer Clinic502 m
Food hygiene (5-star)48% of 108

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
3
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

37 FREEGROVE ROAD LIMITED
5 AINGER ROAD RTM COMPANY LIMITED
6 AINGER ROAD LIMITED
APERTURE CAPITAL LIMITED
BRAHMA YOGA LTD

+3 more

Investment

Investment grade, yield and market outlook

38

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 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 score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months1

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

68

Price growth score

B
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route6,486m
Crossrail 2 route2,296m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,700 nationally

1,391

Est. population

26,061/km²

60%

Employed

64%

Degree educated

£41,400

Median income

3.7%

Claimant rate

Inner cityVery high densityYoung professionals

39

Community stability

Age profile

19%
24%
21%
21%
15%
Under 1819%
18–3424%
35–4921%
50–6421%
65+15%

Tenure

23%
18%
33%
27%
Own outright23%
Own (mortgage)18%
Private rent33%
Social rent27%
Shared ownership0%

Ethnicity

45%
27%
White British45%
White Other27%
Asian13%
Black5%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine9%
No car household52%
Unemployed4%
No qualifications10%

Housing tenure (Census 2021)

Private rent33%
Social rent27%

vs. London

Income vs London-1.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
72
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
22
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
Palm Court, 11, Fellows Road, London, NW3 3LT12 homes
completed
78, 78, Adelaide Road, NW3 3PX9 homes
completed
Blashford, Blashford, Adelaide Road, London, NW3 3RX6 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 3AR

Full postcodeNW3 3AR
Postcode districtNW3
BoroughLondon Borough of Camden
WardPrimrose Hill
Latitude51.541609
Longitude-0.158032
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
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