Primrose Hill · Camden · Hampstead and Highgate constituency · 51.54511, -0.16421

NW3 3EL— Primrose Hill, Camden

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

The family fortress

 

Schools 100%Safety 76/100Transport 46/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
67
Safety
76
Schools
90
Transport
46
Environment
64
Investment
38

The bottom line

NW3 3EL 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 3EL

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-5.2% vs London avg
vs London crime+38.0% vs London avg

Deep-dive guides for NW3 3EL

🛡️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 3EL 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 · 5 min walk

KS2: 104.0

★★

Secondary

The UCL Academy

Good · Inspected May 2024 · 8 min walk

P8: -0.14A8: 46.7

100% of local schools rated Good or Outstanding · based on 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

90.0 incidents per 1,000 residents

Higher crime than 68% of London
→ Stable

-44% vs borough

Crime by type

Other39%
Anti-social behaviour16%
Vehicle crime13%
Violence & sexual offences13%
Theft8%
Burglary4%
Drug offences3%
Robbery3%

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

4

Incidents (1yr)

12

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 1.8km

Crime is +38% above London average

Property

1 May

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£11,998/m²
Price per ft²£1,115/ft²
Avg floor area105 m²

EPC breakdown

B
2%
C
7%
D
21%
E
5%

Based on 35 properties · Confidence: high

Street mix

Semi 1%Terraced 3%Flat 93%Other 3%

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£262,500
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
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

1995–2024 · CAGR

+8%

Total change

+832%

Market Activity

Price Velocity & Acceleration

Current Velocity

+37.5%

per year

Acceleration

+9.08

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £400k–£450k · 94 sales

Property Type Mix

Total: 94 sales

Semi-detached1.1%
Terraced2.1%
Flat/maisonette96.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£180k£468k+159.7%5.7
Post-dot-com plateau2001–2004£358k£1.07m+200.7%3.5
Pre-crash peak2005–2007£594k£675k+13.6%4.3
GFC & correction2008–2012£630k£865k+37.3%1.6
Help-to-Buy recovery2013–2016£1.09m£1.29m+18.7%2
Brexit uncertainty2017–2019£1.13m£1.75m+54.5%2.7
Pandemic surge2020–2021£1.98m£1.85m-6.1%1.5
Rate-rise correction2022–2023£950k£1.22m+28.4%2
Current market2024–2024£1.68m£1.68m+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Flat/maisonette+0.3% α
Local
6.9%
District
6.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Belsize Park Underground StationNorthern
7 min walk
Swiss Cottage Underground StationJubilee
9 min walk
Chalk Farm Underground StationNorthern
9 min walk
South Hampstead Rail StationLioness
14 min walk
Finchley Road Underground StationJubilee · Metropolitan
14 min walk
No bus stops within 400m

44

Walkability score

88

Footpaths (500m)

2

Santander docks (800m)

0.7 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

10

Car parks (800m)

13

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park262m
Santander docks (800m)2
Nearest cycle dock0.7 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: 2.6 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 61%
More green space than 91% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.6 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

3 min walk

83%

Recommend GP

83%

Overall GP experience

9

GPs within 1km

7

Dentists within 1km

3

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 906 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

123

Parks (1km)

16

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

14

Sports (1km)

1

Convenience

Nearest supermarketpomona · 568 m
8 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

622m

Post office

Nearby shops

Costcutter296 m
Welcome575 m
The Little Bread Pedlar623 m
Nicolas648 m

Nearby cafes

Starbucks118 m
Chamomile147 m
Libby's158 m
England's Lane285 m

Nearby restaurants

Terra Moderna278 m
Lume London327 m
Oliver's Fish & Chips417 m
Sushi Masa423 m

Nearby pubs

The Washington116 m
Sir Richard Steele413 m
The Haverstock Tavern477 m
Aperivino646 m

Nearby gyms

Fitness VIP160 m
Swiss Cottage Leisure Centre Gym645 m
Swiss Cottage Leisure Centre Swimming Pool652 m
Swiss Cottage Leisure Centre653 m

Nearby pharmacies

Boots609 m
Revital621 m
Pharmacyrepublic968 m

Nearby health

Bray Dental Practice250 m
Advanced Dental Centre481 m
Swiss Cottage Surgery629 m
London Dental Specialists647 m
Food hygiene (5-star)42% of 85

Business

Local businesses registered here

Active businesses
23
New (last 12 months)
3
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

1 ETON AVENUE MANAGEMENT LIMITED
7 ETON AVENUE FREEHOLD COMPANY LIMITED
9 ETON AVENUE LIMITED
ANDOVER H.M. LTD.
AVIATION ENGINEERING MANAGEMENT LTD

+15 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 score21/100
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

4/100

Velocity score

Future outlook

61.1

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route7,058m
Crossrail 2 route2,876m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,257 nationally

1,500

Est. population

15,807/km²

67%

Employed

71%

Degree educated

£39,800

Median income

1.6%

Claimant rate

Inner cityVery high densityYoung professionals

36

Community stability

Age profile

20%
26%
25%
16%
13%
Under 1820%
18–3426%
35–4925%
50–6416%
65+13%

Tenure

23%
21%
42%
14%
Own outright23%
Own (mortgage)21%
Private rent42%
Social rent14%
Shared ownership0%
Rent free0%

Ethnicity

42%
31%
White British42%
White Other31%
Asian13%
Black3%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine7%
No car household54%
Unemployed4%
No qualifications7%

Housing tenure (Census 2021)

Private rent42%
Social rent14%

vs. London

Income vs London-5.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
46
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
26
Local approval rate
100%
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)
24
Largest scheme
63 homes · 112-124, 122, Haverstock Hill, London, NW3 2AY
Pipeline pressure
NONE

Named schemes (500m)

Ormonde Court, 10, Belsize Grove, London, NW3 4UP27 homes
completed
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

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 3EL

Full postcodeNW3 3EL
Postcode districtNW3
BoroughLondon Borough of Camden
WardPrimrose Hill
Latitude51.545113
Longitude-0.164208
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