Primrose Hill · Camden · Hampstead and Highgate constituency · 51.54216, -0.16689

NW3 3SL— Primrose Hill, Camden

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

The family fortress

 

Schools 100%Safety 80/100Transport 50/100Low yield 2.68%

Best for: Families

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Strong for families — high safety and school scores

Liveability
66
Safety
80
Schools
90
Transport
50
Environment
65
Investment
48

The bottom line

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

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Location

NW3 3SL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-5.2% vs London avg
vs London crime+8.0% vs London avg

Deep-dive guides for NW3 3SL

🛡️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 3SL 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 · 4 min walk

P8: -0.14A8: 46.7

100% of local schools rated Good or Outstanding · based on 29 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 24 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

70.0 incidents per 1,000 residents

Higher crime than 54% of London
→ Stable

-57% vs borough

Crime by type

Other26%
Anti-social behaviour19%
Violence & sexual offences19%
Vehicle crime14%
Burglary8%
Theft5%
Drug offences4%
Robbery4%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 2.1km

Crime is +8% above London average

Property

Prices, sales volume and market trends

Avg floor area158 m²

EPC breakdown

C
1%
D
1%
E
2%

Based on 4 properties · Confidence: low

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£395,000
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
WallsCavity wall, as built, no insulation (assumed)
RoofFlat, limited insulation (assumed)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £1,982
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2021 · CAGR

+5.3%

Total change

+141%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.4%

per year

Acceleration

-111.31

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £700k+ · 3 sales

Property Type Mix

Total: 3 sales

Semi-detached33.3%
Terraced66.7%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£725k£725k+0%1
Brexit uncertainty2019–2019£1.60m£1.60m+0%1
Pandemic surge2021–2021£1.75m£1.75m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Swiss Cottage StationJubilee line
6.8 min walk
South Hampstead

Nearby stations

Swiss Cottage Underground StationJubilee
7 min walk
South Hampstead Rail StationLioness
10 min walk
South HampsteadNational Rail
10 min walk
Belsize Park Underground StationNorthern
12 min walk
Chalk Farm Underground StationNorthern
12 min walk
No bus stops within 400m

32

Walkability score

68

Footpaths (500m)

4

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)

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Parking & EV

Car parks, spaces and charging points

13

Car parks (800m)

13

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park323m
Santander docks (800m)4
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 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 AONB39% green spaceTree canopy: 28%
More green space than 91% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.0 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

6

GPs within 1km

7

Dentists within 1km

2

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

87

Parks (1km)

5

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

9

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Washington (484 m)

Nearest supermarketpomona · 905 m
2 tennis courts2 swimming pools3 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)

862m

Post office

Nearby shops

Costcutter87 m
Welcome339 m
AA Food559 m
Emerald Food & Wine594 m

Nearby cafes

Alma338 m
Starbucks471 m
Chamomile502 m
Libby's515 m

Nearby restaurants

Carluccio's263 m
Lume London341 m
Arabesque423 m
Bradleys427 m

Nearby pubs

The Washington484 m
Backstage Bar524 m
The Queens660 m
Sir Richard Steele757 m

Nearby gyms

Swiss Cottage Leisure Centre Swimming Pool390 m
Swiss Cottage Leisure Centre Gym396 m
Swiss Cottage Leisure Centre400 m
Fitness VIP527 m

Nearby pharmacies

Superdrug700 m
Boots939 m
Revital946 m
St Johns Wood Pharmacy957 m

Nearby health

Bray Dental Practice141 m
Swiss Cottage Surgery392 m
NW London Smile Centre560 m
Willow Tree Dental639 m
Food hygiene (5-star)42% of 52

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

A

High street health

Registered businesses

CENTRAL LONDON ESTATES PVT LTD
RUDGARD HOLDINGS LIMITED

Investment

Investment grade, yield and market outlook

48

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

High

Demand

Low

Void risk

Young professional

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Future outlook

38.1

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route6,930m
Crossrail 2 route2,824m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,533 nationally

1,599

Est. population

19,548/km²

53%

Employed

55%

Degree educated

£39,800

Median income

5.2%

Claimant rate

Inner cityVery high densityMixed

39

Community stability

Age profile

26%
23%
21%
17%
Under 1826%
18–3423%
35–4921%
50–6417%
65+13%

Tenure

22%
27%
40%
Own outright22%
Own (mortgage)11%
Private rent27%
Social rent40%
Rent free0%

Ethnicity

29%
22%
20%
14%
White British29%
White Other22%
Asian20%
Black14%
Mixed5%
Other10%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine13%
No car household50%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Social rent40%
Private rent27%

vs. London

Income vs London-5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
74
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
27
Planning apps (3 years)
19
Local approval rate
85%
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)
5
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)

17-19, 17, Elsworthy Road, London, NW3 3DS19 homes
completed
Belsize Park Firehouse, 36, Lancaster Grove, London, NW3 4PB11 homes
completed
Former 1, 1, Radlett Place, London6 homes
completed
Former 5, 5, Eton Avenue, London, NW3 3EL5 homes
completed
Former 143, The Adelaide, 143, Adelaide Road, London, NW3 3NL5 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 3SL

Full postcodeNW3 3SL
Postcode districtNW3
BoroughLondon Borough of Camden
WardPrimrose Hill
Latitude51.542161
Longitude-0.166894
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