Primrose Hill · Camden · Hampstead and Highgate constituency · 51.54138, -0.16374

NW3 3DS— Primrose Hill, Camden

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 84/100Transport 35/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
70
Safety
84
Schools
90
Transport
35
Environment
64
Investment
36

The bottom line

NW3 3DS 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 3DS

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 3DS

🛡️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 3DS 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 · 1 min walk

KS2: 104.0

★★

Secondary

The UCL Academy

Good · Inspected May 2024 · 7 min walk

P8: -0.14A8: 46.7

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 23 min walk

2 primaries · 3 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 2.0km

Crime is 25% below 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£13,294/m²
Price per ft²£1,235/ft²
Avg floor area165.2 m²

EPC breakdown

B
4%
C
14%
D
6%
E
2%

Based on 26 properties · Confidence: medium

Street mix

Semi 2%Terraced 2%Detached 2%Flat 94%

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£413,000
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (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

1995–2025 · CAGR

+5.2%

Total change

+351%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.8%

per year

Acceleration

-45.31

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £300k–£350k · 46 sales

Property Type Mix

Total: 46 sales

Detached2.2%
Terraced2.2%
Flat/maisonette95.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£440k£628k+42.6%4.2
Post-dot-com plateau2001–2004£570k£648k+13.6%1.7
Pre-crash peak2005–2006£750k£1.20m+60%2
GFC & correction2008–2009£900k£1.19m+31.7%1.5
Help-to-Buy recovery2013–2015£3.90m£3.07m-21.2%1
Brexit uncertainty2017–2017£2.25m£2.25m+0%1
Pandemic surge2020–2021£1.65m£6.25m+278.8%1.5
Rate-rise correction2022–2022£1.69m£1.69m+0%1
Current market2024–2025£2.25m£1.99m-11.8%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.8% alpha

Flat/maisonette-0.8% α
Local
5.8%
District
6.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

39

Walkability score

106

Footpaths (500m)

5

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

12

Car parks (800m)

12

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park278m
Santander docks (800m)5
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 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): 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

3

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 1.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

109

Parks (1km)

12

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

10

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Queens (427 m)

Nearest supermarketpomona · 984 m
2 tennis courts2 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

477m

Post office

Nearby shops

Costcutter265 m
Shepherd Foods427 m
Nicolas433 m
The Little Bread Pedlar474 m

Nearby cafes

Alma175 m
Le Tea Cosy423 m
Seventy nine444 m
Starbucks457 m

Nearby restaurants

Lume London173 m
Pesantissimo423 m
OKA Restaurant435 m
manna435 m

Nearby pubs

The Queens427 m
The Washington484 m
The Pembroke Castle627 m
The Princess of Wales684 m

Nearby gyms

Fitness VIP518 m
Swiss Cottage Leisure Centre Swimming Pool618 m
Aboxr620 m
Swiss Cottage Leisure Centre Gym627 m

Nearby pharmacies

St Johns Wood Pharmacy969 m
Boots1.0 km
Revital1.0 km
Courtenay Chemists1.1 km

Nearby health

Bray Dental Practice299 m
Primrose Dental Practice429 m
London Dental Specialists548 m
Swiss Cottage Surgery624 m
Food hygiene (5-star)39% of 65

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

17-19 ELSWORTHY ROAD MANAGEMENT LIMITED
ORATORS LIMITED
ROUND ROBIN STUDIO 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 score24/100
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

62.9

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route6,720m
Crossrail 2 route2,594m

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)
45
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
18
Local approval rate
94%
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)
4
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
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 3DS

Full postcodeNW3 3DS
Postcode districtNW3
BoroughLondon Borough of Camden
WardPrimrose Hill
Latitude51.541383
Longitude-0.163738
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