Primrose Hill · Camden · Holborn and St Pancras constituency · 51.54094, -0.16032

NW3 3AY— Primrose Hill, Camden

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

The family fortress

 

Schools 100%Safety 78/100Transport 45/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
78
Schools
60
Transport
45
Environment
65
Investment
38

The bottom line

NW3 3AY offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

NW3 3AY

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 3AY

🛡️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 3AY 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 · 2 min walk

KS2: 104.0

—

Secondary

Haverstock School

Not yet inspected · 8 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 · 23 min walk

2 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

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 1.8km

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£10,060/m²
Price per ft²£935/ft²
Avg floor area198.1 m²

EPC breakdown

B
1%
C
26%
D
13%
E
2%

Based on 42 properties · Confidence: high

Street mix

Semi 8%Terraced 88%Flat 4%

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£495,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofFlat, limited insulation (assumed)
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

1995–2025 · CAGR

+8%

Total change

+909%

Market Activity

Price Velocity & Acceleration

Current Velocity

+48.6%

per year

Acceleration

+41.75

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 75 sales

Property Type Mix

Total: 75 sales

Semi-detached8%
Terraced88%
Flat/maisonette4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£286k£585k+104.9%4.3
Post-dot-com plateau2001–2004£570k£743k+30.3%1.8
Pre-crash peak2005–2007£1.16m£2.35m+103%2
GFC & correction2008–2012£1.26m£2.16m+70.8%2.2
Help-to-Buy recovery2014–2016£2.29m£2.38m+4%2.7
Brexit uncertainty2017–2019£2.83m£2.33m-17.6%2
Pandemic surge2021–2021£2.30m£2.30m+0%1
Rate-rise correction2022–2023£2.31m£1.81m-21.6%2.5
Current market2024–2025£1.94m£2.88m+48.6%2.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.3% alpha

Terraced-0.3% α
Local
6.8%
District
7.1%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing3
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Chalk Farm Underground StationNorthern
7 min walk
Swiss Cottage Underground StationJubilee
13 min walk
Belsize Park Underground StationNorthern
14 min walk
Kentish Town West Rail StationMildmay
14 min walk
Kentish Town WestNational Rail
14 min walk
No bus stops within 400m

44

Walkability score

96

Footpaths (500m)

4

Santander docks (800m)

0.4 km

Nearest cycle dock

Central London commute times

London Bridge ★35 min
Victoria38 min ≈
Waterloo38 min ≈
Canary Wharf45 min ≈
City42 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)

7

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park292m
Santander docks (800m)4
Nearest cycle dock0.4 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed487 Mbps
Median download445 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

ADELAIDE MEDICAL CENTRE

111 ADELAIDE ROAD, NW3 3RY

4 min walk

83%

Recommend GP

83%

Overall GP experience

4

GPs within 1km

8

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

155

Parks (1km)

17

Restaurants (800m)

15

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

3

Convenience

Nearest supermarketpomona · 1.1 km
1 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

258m

Post office

Nearby shops

Shepherd Foods186 m
Nicolas194 m
The Little Bread Pedlar255 m
Costcutter491 m

Nearby cafes

Le Tea Cosy181 m
Seventy nine212 m
Alma217 m
Sweet Things218 m

Nearby restaurants

Pesantissimo182 m
OKA Restaurant199 m
Lume London210 m
Odette's213 m

Nearby pubs

The Queens185 m
The Pembroke Castle417 m
The Princess of Wales442 m
The Lansdowne486 m

Nearby gyms

Aboxr406 m
Fitness VIP575 m
Anytime Fitness659 m
The Fitness Mosaic695 m

Nearby pharmacies

Camden Pharmacy873 m
Boots1.1 km

Nearby health

Primrose Dental Practice188 m
London Dental Specialists339 m
Bray Dental Practice512 m
Adelaide Dental Lounge584 m
Food hygiene (5-star)46% of 87

Business

Local businesses registered here

Active businesses
18
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
16
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

E

High street health

Registered businesses

ACTUARIAL CONSULTING ENTERPRISES LIMITED
ARALIA LIMITED
COMPASS COMPUTER SYSTEMS LIMITED
DE, THOMAS & PARTNERS LIMITED
FERNHILL ESTATE MANAGEMENT COMPANY LIMITED

+13 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 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

12/100

Velocity score

Future outlook

59.9

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route6,529m
Crossrail 2 route2,374m

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)
52
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
15
Local approval rate
79%
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)
2
Largest scheme
64 homes · Guinness Court, Guinness Court, St Edmund's Terrace, NW8 7QE
Pipeline pressure
NONE

Named schemes (500m)

Rackstraw House, 40, Primrose Hill Road, London, NW3 3AB22 homes
completed
17-19, 17, Elsworthy Road, London, NW3 3DS19 homes
completed
20, Fellows Road, London, NW3 3LL15 homes
completed
Palm Court, 11, Fellows Road, London, NW3 3LT12 homes
completed
78, 78, Adelaide Road, NW3 3PX9 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 3AY

Full postcodeNW3 3AY
Postcode districtNW3
BoroughLondon Borough of Camden
WardPrimrose Hill
Latitude51.540943
Longitude-0.160323
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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