Primrose Hill · Camden · Hampstead and Highgate constituency · 51.54049, -0.16729

NW3 3BU— Primrose Hill, Camden

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 84/100Transport 41/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
70
Safety
84
Schools
90
Transport
41
Environment
64
Investment
35

The bottom line

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

Less suited to Car-free commuters.

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Location

NW3 3BU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.9% vs London avg
vs London crime-25.0% vs London avg

Deep-dive guides for NW3 3BU

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How NW3 3BU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent 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

The UCL Academy

Good · Inspected May 2024 · 4 min walk

P8: -0.14A8: 46.7

100% of local schools rated Good or Outstanding · based on 25 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

48.7 incidents per 1,000 residents

Better than 64% of London
→ Stable

-70% vs borough

Crime by type

Anti-social behaviour28%
Other24%
Burglary16%
Violence & sexual offences16%
Vehicle crime8%
Theft4%
Robbery3%
Drug offences1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 2.5km

Crime is 25% below 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£5,691/m²
Price per ft²£529/ft²
Avg floor area264.6 m²

EPC breakdown

B
3%
C
9%
D
14%
E
6%

Based on 32 properties · Confidence: high

Street mix

Terraced 5%Detached 5%Flat 88%Other 2%

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£661,500
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)
GlazingFully double glazed
Council tax band Band GAnnual charge £2,703
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+5.8%

Total change

+414%

Market Activity

Price Velocity & Acceleration

Current Velocity

-54.9%

per year

Acceleration

-19.13

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £600k–£700k · 41 sales

Property Type Mix

Total: 41 sales

Detached2.4%
Terraced4.9%
Flat/maisonette92.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£268k£760k+184.1%3.6
Post-dot-com plateau2001–2004£575k£872k+51.6%1.5
Pre-crash peak2005–2007£380k£530k+39.5%1.7
GFC & correction2008–2012£1.18m£1.23m+4.3%1.8
Brexit uncertainty2019–2019£985k£985k+0%1
Pandemic surge2020–2021£1.07m£25.90m+2309.3%1
Rate-rise correction2022–2023£4.75m£3.05m-35.8%1
Current market2024–2024£1.38m£1.38m+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.1% alpha

Flat/maisonette+3.1% α
Local
12.7%
District
9.6%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

71out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing14
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Swiss Cottage StationJubilee line
7.4 min walk
South Hampstead

Nearby stations

Swiss Cottage Underground StationJubilee
8 min walk
St. John's Wood Underground StationJubilee
10 min walk
South Hampstead Rail StationLioness
10 min walk
South HampsteadNational Rail
10 min walk
Chalk Farm Underground StationNorthern
13 min walk
No bus stops within 400m

33

Walkability score

68

Footpaths (500m)

5

Santander docks (800m)

0.4 km

Nearest cycle dock

Central London commute times

London Bridge ★35 min
Victoria38 min ≈
Waterloo37 min ↓
Canary Wharf45 min ≈
City41 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

12

Car parks (800m)

10

EV chargers (800m)

Nearest car park377m
Santander docks (800m)5
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 speed486 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 waterMEDIUM
Medium
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): None recorded

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

SWISS COTTAGE SURGERY

2 WINCHESTER MEWS, SWISS COTTAGE, NW3 3NP

5 min walk

82%

Recommend GP

82%

Overall GP experience

11

GPs within 1km

8

Dentists within 1km

2

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 965 m
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

110

Parks (1km)

7

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

12

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Ordnance Arms (597 m)

Nearest supermarketPanzer's Delicatessen · 856 m
2 tennis courts2 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

2

Cinemas (2km)

675m

Post office

Nearby shops

Costcutter274 m
Welcome400 m
AA Food561 m
Emerald Food & Wine627 m

Nearby cafes

Alma429 m
Starbucks639 m
Le Tea Cosy662 m
Chamomile669 m

Nearby restaurants

Carluccio's305 m
Lume London429 m
Arabesque493 m
Bradleys498 m

Nearby pubs

The Ordnance Arms597 m
Backstage Bar614 m
The Washington657 m
The Queens663 m

Nearby gyms

Swiss Cottage Leisure Centre Swimming Pool417 m
Swiss Cottage Leisure Centre433 m
Swiss Cottage Leisure Centre Gym433 m
Fitness VIP698 m

Nearby pharmacies

Superdrug767 m
St Johns Wood Pharmacy772 m
Courtenay Chemists925 m
Boots1.1 km

Nearby health

Bray Dental Practice328 m
Swiss Cottage Surgery439 m
NW London Smile Centre557 m
Primrose Dental Practice673 m
Food hygiene (5-star)46% of 50

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
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

ANGLO EUROPEAN COMMUNICATIONS LTD
CAROLYN HARRIS LIMITED
ELSWORTHY MANAGEMENT COMPANY LIMITED
LYN MICHEL LIMITED
SALES ENGINEERING LTD

+1 more

Investment

Investment grade, yield and market outlook

35

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

58.2

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route6,812m
Crossrail 2 route2,750m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,632 nationally

1,539

Est. population

4,741/km²

57%

Employed

66%

Degree educated

£44,900

Median income

2.7%

Claimant rate

SuburbanMedium densityEstablished mixed

37

Community stability

Age profile

24%
19%
22%
19%
15%
Under 1824%
18–3420%
35–4923%
50–6419%
65+15%

Tenure

26%
17%
40%
17%
Own outright26%
Own (mortgage)17%
Private rent40%
Social rent17%
Shared ownership0%

Ethnicity

35%
31%
16%
White British35%
White Other31%
Asian16%
Black5%
Mixed5%
Other8%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine8%
No car household44%
Unemployed3%
No qualifications11%

Housing tenure (Census 2021)

Private rent40%
Social rent17%

vs. London

Income vs London+6.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
78
Live planning apps (800m)
17
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
41
Planning apps (3 years)
21
Local approval rate
78%
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)
14
Largest scheme
169 homes · SWISS COTTAGE LEISURE CENTRE, CORNER OF, SWISS COTTAGE LEISURE CENTRE, CORNER OF, WINCHESTER ROAD, ADELAIDE ROAD, NW3
Pipeline pressure
NONE

Named schemes (500m)

17-19, 17, Elsworthy Road, London, NW3 3DS19 homes
completed
Former 1, 1, Radlett Place, London6 homes
completed
Former 18-20, 15 Elsworthy Rise, 18 - 20, Elsworthy Road, London, NW3 3DJ5 homes
completed
Former 143, The Adelaide, 143, Adelaide Road, London, NW3 3NL5 homes
completed
9, 9, Elsworthy Terrace, NW3 3DR3 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
12.0%
Ward turnout
39%
Election year
2026
MP
Tulip Siddiq (Labour)
MP majority
14,970
Constituency
Hampstead and Highgate

Councillors

Dan CorbyLabour
Lauren KeilesLabour
Suleiman Mohamoud OsmanLabour

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Key facts for NW3 3BU

Full postcodeNW3 3BU
Postcode districtNW3
BoroughLondon Borough of Camden
WardPrimrose Hill
Latitude51.540495
Longitude-0.167292
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