Primrose Hill · Camden · Hampstead and Highgate constituency · 51.54413, -0.16464

NW3 3PP— Primrose Hill, Camden

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

The family fortress

 

Schools 100%Safety 78/100Transport 44/100Low yield 2.68%⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
62
Safety
78
Schools
90
Transport
44
Environment
64
Investment
42

The bottom line

NW3 3PP 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.

Less suited to Car-free commuters.

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Location

NW3 3PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-5.2% vs London avg
vs London crime+26.0% vs London avg

Deep-dive guides for NW3 3PP

🛡️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 3PP 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 · 7 min walk

P8: -0.14A8: 46.7

100% of local schools rated Good or Outstanding · based on 23 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

81.9 incidents per 1,000 residents

Higher crime than 62% of London
→ Stable

-49% vs borough

Crime by type

Other29%
Violence & sexual offences22%
Vehicle crime11%
Theft9%
Anti-social behaviour8%
Burglary8%
Drug offences8%
Robbery4%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 1.9km

Crime is +26% above London average

Property

Prices, sales volume and market trends

Avg floor area72.5 m²

EPC breakdown

B
2%
C
19%

Based on 21 properties · Confidence: medium

Street mix

Flat 100%

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

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£181,250
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
WallsSystem built, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,442
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2016 · CAGR

+8.9%

Total change

+232%

Market Activity

Price Velocity & Acceleration

Current Velocity

+38.3%

per year

Acceleration

-11.67

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £150k–£175k · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£125k£70k-44%1
Pre-crash peak2006–2006£170k£170k+0%3
GFC & correction2008–2008£200k£200k+0%1
Help-to-Buy recovery2013–2016£300k£415k+38.3%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.9% alpha

Flat/maisonette+2.9% α
Local
9.3%
District
6.4%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
8.2 min walk
Hampstead Heath

Nearby stations

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

41

Walkability score

90

Footpaths (500m)

2

Santander docks (800m)

0.6 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

13

Car parks (800m)

13

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park229m
Santander docks (800m)2
Nearest cycle dock0.6 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: 2.5 km away✗ Not Green Belt✗ Not AONB38% green spaceTree canopy: 70%
More green space than 91% of London

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): 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

6

GPs within 1km

7

Dentists within 1km

3

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 1.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

118

Parks (1km)

15

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

15

Sports (1km)

1

Convenience

Nearest supermarketpomona · 675 m
8 tennis courts2 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)

726m

Post office

Nearby shops

Costcutter194 m
Welcome508 m
The Little Bread Pedlar592 m
Nicolas601 m

Nearby cafes

Starbucks203 m
Chamomile235 m
Libby's247 m
Alma250 m

Nearby restaurants

Lume London256 m
Terra Moderna377 m
Carluccio's469 m
Oliver's Fish & Chips499 m

Nearby pubs

The Washington215 m
Sir Richard Steele496 m
The Haverstock Tavern553 m
Backstage Bar619 m

Nearby gyms

Fitness VIP258 m
Swiss Cottage Leisure Centre Gym576 m
Swiss Cottage Leisure Centre Swimming Pool581 m
Swiss Cottage Leisure Centre584 m

Nearby pharmacies

Boots715 m
Revital726 m
Pharmacyrepublic1.1 km

Nearby health

Bray Dental Practice155 m
Swiss Cottage Surgery563 m
Advanced Dental Centre594 m
Primrose Dental Practice608 m
Food hygiene (5-star)42% of 78

Business

Local businesses registered here

Active businesses
2
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

CREATECAP STUDIOS LIMITED
KNOCKS DYNAMICS LIMITED

Investment

Investment grade, yield and market outlook

42

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 low.

Avg monthly rent
£2,102London avg: £1,950/mo
Gross yield
2.7% (low)London avg: 3.8%Below average yield — bottom 70%
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Future outlook

28.6

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route6,993m
Crossrail 2 route2,828m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,539 nationally

1,453

Est. population

22,679/km²

54%

Employed

49%

Degree educated

£39,800

Median income

8.1%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

38

Community stability

Age profile

27%
19%
20%
19%
14%
Under 1827%
18–3419%
35–4920%
50–6419%
65+14%

Tenure

15%
21%
54%
Own outright15%
Own (mortgage)8%
Private rent21%
Social rent54%
Shared ownership1%
Rent free1%

Ethnicity

27%
23%
15%
20%
White British27%
White Other23%
Asian15%
Black20%
Mixed4%
Other10%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine18%
No car household57%
Unemployed6%
No qualifications16%

Housing tenure (Census 2021)

Social rent54%
Private rent21%

vs. London

Income vs London-5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
44
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
23
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)
25
Largest scheme
76 homes · Former 157a, 2-20, Fellows Road, & 157A Fellows Road, London, NW3 3JJ
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 3PP

Full postcodeNW3 3PP
Postcode districtNW3
BoroughLondon Borough of Camden
WardPrimrose Hill
Latitude51.544131
Longitude-0.164637
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
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TfL
Transport
for London
NHS
Digital
Companies
House
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Mail
Food Standards
Agency
Ofcom
Met
Office
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