Primrose Hill · Camden · Hampstead and Highgate constituency · 51.54248, -0.16338

NW3 3RR— Primrose Hill, Camden

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

The family fortress

 

Schools 100%Safety 78/100Transport 41/100Low 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
41
Environment
64
Investment
43

The bottom line

NW3 3RR 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 3RR

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 3RR

🛡️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 3RR 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 · 8 min walk

P8: -0.14A8: 46.7

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 24 min walk

2 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)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

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 area128.7 m²

EPC breakdown

E
3%

Based on 3 properties · Confidence: low

Street mix

Semi 20%Terraced 60%Flat 20%

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£321,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofFlat, no insulation (assumed)
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

1995–2023 · CAGR

+6%

Total change

+405%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.4%

per year

Acceleration

-30.84

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £700k+ · 5 sales

Property Type Mix

Total: 5 sales

Semi-detached20%
Terraced60%
Flat/maisonette20%

By decade

1990s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£300k£380k+26.7%1
Help-to-Buy recovery2014–2016£1.55m£1.79m+15.5%1
Rate-rise correction2023–2023£1.51m£1.51m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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
10.4 min walk
Hampstead Heath

Nearby stations

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

41

Walkability score

108

Footpaths (500m)

4

Santander docks (800m)

0.5 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

11

Car parks (800m)

12

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park168m
Santander docks (800m)4
Nearest cycle dock0.5 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 waterLOW
Low
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: 2.3 km away✗ Not Green Belt✗ Not AONB38% green spaceTree canopy: 25%
More green space than 91% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.9 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

2 min walk

83%

Recommend GP

83%

Overall GP experience

6

GPs within 1km

8

Dentists within 1km

3

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 1.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

112

Parks (1km)

15

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

13

Sports (1km)

1

Convenience

Nearest supermarketpomona · 865 m
8 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

454m

Post office

Nearby shops

Costcutter232 m
Nicolas436 m
Shepherd Foods438 m
The Little Bread Pedlar452 m

Nearby cafes

Alma91 m
Starbucks332 m
Chamomile358 m
Libby's370 m

Nearby restaurants

Lume London94 m
manna408 m
Reenies413 m
OKA Restaurant436 m

Nearby pubs

The Washington359 m
The Queens447 m
Sir Richard Steele572 m
The Pembroke Castle589 m

Nearby gyms

Fitness VIP393 m
Aboxr584 m
Swiss Cottage Leisure Centre Swimming Pool634 m
Swiss Cottage Leisure Centre Gym638 m

Nearby pharmacies

Boots907 m
Revital919 m

Nearby health

Bray Dental Practice243 m
Primrose Dental Practice438 m
London Dental Specialists512 m
Swiss Cottage Surgery631 m
Food hygiene (5-star)41% of 78

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

E

High street health

Registered businesses

BAPITTA LIMITED

Investment

Investment grade, yield and market outlook

43

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 score18/100
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

28.7

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route6,796m
Crossrail 2 route2,646m

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)
48
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
22
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)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
5
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
Belsize Park Firehouse, 36, Lancaster Grove, London, NW3 4PB11 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 3RR

Full postcodeNW3 3RR
Postcode districtNW3
BoroughLondon Borough of Camden
WardPrimrose Hill
Latitude51.542484
Longitude-0.163376
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