Primrose Hill · Camden · Hampstead and Highgate constituency · 51.54465, -0.16813

NW3 3ER— Primrose Hill, Camden

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

The practical family move

 

Top 8% LondonSchools 100%Safety 84/100Transport 49/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
74
Safety
84
Schools
90
Transport
49
Environment
54
Investment
44

The bottom line

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

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Location

NW3 3ER

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+18.1% vs London avg
vs London crime-26.0% vs London avg

Deep-dive guides for NW3 3ER

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

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“The practical family move”

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How NW3 3ER 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 · 6 min walk

KS2: 104.0

★★

Secondary

The UCL Academy

Good · Inspected May 2024 · 5 min walk

P8: -0.14A8: 46.7

100% of local schools rated Good or Outstanding · based on 34 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

48.3 incidents per 1,000 residents

Better than 64% of London
→ Stable

-70% vs borough

Crime by type

Other30%
Anti-social behaviour19%
Theft14%
Vehicle crime11%
Violence & sexual offences11%
Burglary9%
Drug offences3%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 1.9km

Crime is 26% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£13,848/m²
Price per ft²£1,287/ft²
Avg floor area75.1 m²

EPC breakdown

C
4%
D
6%
E
3%

Based on 13 properties · Confidence: medium

Street mix

Flat 94%Other 7%

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£187,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,343
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+9.6%

Total change

+1465%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.2%

per year

Acceleration

-35.68

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £350k–£400k · 29 sales

Property Type Mix

Total: 29 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£70k£223k+217.6%1.4
Post-dot-com plateau2002–2002£250k£250k+0%1
Pre-crash peak2005–2007£168k£445k+165.7%1.7
GFC & correction2008–2012£408k£785k+92.6%1.5
Help-to-Buy recovery2013–2013£625k£625k+0%1
Brexit uncertainty2018–2019£933k£336k-64%1.5
Rate-rise correction2022–2023£600k£663k+10.4%2
Current market2024–2025£980k£1.10m+12.2%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.6% alpha

Flat/maisonette+1.6% α
Local
8.3%
District
6.7%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Swiss Cottage Underground StationJubilee
6 min walk
Belsize Park Underground StationNorthern
8 min walk
South Hampstead Rail StationLioness
10 min walk
Finchley Road Underground StationJubilee · Metropolitan
11 min walk
Chalk Farm Underground StationNorthern
13 min walk
No bus stops within 400m

41

Walkability score

68

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)

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Parking & EV

Car parks, spaces and charging points

14

Car parks (800m)

12

EV chargers (800m)

Nearest car park322m
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 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: 2.6 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 58%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 2.7 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

7

GPs within 1km

9

Dentists within 1km

3

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 973 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

93

Parks (1km)

18

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

18

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Backstage Bar (376 m)

Nearest supermarketpomona · 657 m
9 tennis courts2 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

682m

Post office

Nearby shops

Costcutter218 m
Welcome317 m
Tesco Express497 m
Emerald Food & Wine529 m

Nearby cafes

Starbucks395 m
Chamomile422 m
Libby's432 m
Alma481 m

Nearby restaurants

Carluccio's322 m
Arabesque343 m
Bradleys343 m
Lume London487 m

Nearby pubs

Backstage Bar376 m
The Washington386 m
Aperivino531 m
Sir Richard Steele683 m

Nearby gyms

Swiss Cottage Leisure Centre Gym384 m
Swiss Cottage Leisure Centre393 m
Swiss Cottage Leisure Centre Swimming Pool397 m
Fitness VIP427 m

Nearby pharmacies

Superdrug563 m
Boots683 m
Revital687 m
Pharmacyrepublic1.1 km

Nearby health

Bray Dental Practice176 m
Swiss Cottage Surgery366 m
Willow Tree Dental486 m
NW London Smile Centre559 m
Food hygiene (5-star)40% of 107

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

BANYANTREE LIMITED
SCHWARTZ & ZVI LIMITED
SCHWARTZ RE LIMITED

Investment

Investment grade, yield and market outlook

44

Investment score

Moderate

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 months1

Rental market

Very High

Demand

Very 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

62.1

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,194m
Crossrail 2 route3,055m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,814 nationally

1,635

Est. population

18,162/km²

71%

Employed

75%

Degree educated

£49,600

Median income

2.9%

Claimant rate

Inner cityVery high densityYoung professionals

30

Community stability

Age profile

22%
24%
29%
15%
Under 1822%
18–3424%
35–4929%
50–6415%
65+10%

Tenure

21%
16%
52%
Own outright21%
Own (mortgage)16%
Private rent52%
Social rent11%
Shared ownership0%

Ethnicity

32%
38%
14%
White British32%
White Other38%
Asian14%
Black3%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine6%
No car household58%
Unemployed2%
No qualifications7%

Housing tenure (Census 2021)

Private rent52%
Social rent11%

vs. London

Income vs London+18.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
52
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
19
Local approval rate
86%
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)
25
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)

Former 157a, 2-20, Fellows Road, & 157A Fellows Road, London, NW3 3JJ76 homes
completed
Spencer House, 9, Belsize Park Gardens, London, NW3 4JR18 homes
completed
Jade House, 12, Lancaster Grove, London, NW3 4NX12 homes
completed
Belsize Park Firehouse, 36, Lancaster Grove, London, NW3 4PB11 homes
completed
2-4, 2, Lancaster Grove, London, NW3 4NX10 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 3ER

Full postcodeNW3 3ER
Postcode districtNW3
BoroughLondon Borough of Camden
WardPrimrose Hill
Latitude51.544653
Longitude-0.168134
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