Belsize · Camden · Hampstead and Highgate constituency · 51.54975, -0.16757

NW3 4AB— Belsize, Camden

Location and area intelligence for NW3 4AB, Belsize, Camden

The practical family move

 

Top 5% LondonSchools 100%Safety 77/100Transport 51/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
76
Safety
77
Schools
90
Transport
51
Environment
53
Investment
41

The bottom line

NW3 4AB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Check your dealbreakers

Toggle the things that matter to you — see how NW3 4AB scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how NW3 4AB meets your needs.

Location

NW3 4AB

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+34.0% vs London avg

Deep-dive guides for NW3 4AB

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare NW3 4AB with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“The practical family move”

Share:WhatsAppShare on X

How NW3 4AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Rosary Catholic Primary School

Not yet inspected · 3 min walk

KS2: 105.1

★★

Secondary

The UCL Academy

Good · Inspected May 2024 · 12 min walk

P8: -0.14A8: 46.7

100% of local schools rated Good or Outstanding · based on 31 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 34 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

86.9 incidents per 1,000 residents

Higher crime than 66% of London
→ Stable

-46% vs borough

Crime by type

Other26%
Anti-social behaviour19%
Violence & sexual offences18%
Burglary12%
Vehicle crime11%
Theft8%
Drug offences4%
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 · 1.8km

Crime is +34% above London average

Property

2 Jul

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£11,400/m²
Price per ft²£1,059/ft²
Avg floor area77.4 m²

EPC breakdown

C
7%
D
9%

Based on 16 properties · Confidence: medium

Street mix

Semi 3%Flat 91%Other 6%

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£193,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.8%

Total change

+613%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.0%

per year

Acceleration

-68.64

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £500k–£600k · 33 sales

Property Type Mix

Total: 33 sales

Semi-detached3%
Flat/maisonette97%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£120k£220k+83.4%2.3
Post-dot-com plateau2001–2003£260k£385k+47.9%2.7
Pre-crash peak2007–2007£580k£580k+0%3
GFC & correction2010–2012£375k£720k+92%1
Help-to-Buy recovery2014–2016£850k£913k+7.4%2.5
Brexit uncertainty2018–2019£803k£904k+12.5%1.5
Pandemic surge2020–2020£550k£550k+0%1
Rate-rise correction2022–2022£900k£900k+0%2
Current market2025–2025£855k£855k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.6% alpha

Flat/maisonette+0.6% α
Local
7.7%
District
7.1%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing1
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Belsize Park Underground StationNorthern
3 min walk
Hampstead Heath Rail StationMildmay
8 min walk
Hampstead HeathNational Rail
8 min walk
Swiss Cottage Underground StationJubilee
11 min walk
Finchley Road Underground StationJubilee · Metropolitan
11 min walk
No bus stops within 400m

58

Walkability score

80

Footpaths (500m)

0

Santander docks (800m)

1.1 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

19

Car parks (800m)

13

EV chargers (800m)

Nearest car park169m
Santander docks (800m)0
Nearest cycle dock1.1 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: 3.2 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 64%
Less green space than 89% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.1 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 yield852.3 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CAMDEN COMMUNITY DERMATOLOGY - RFH

ROYAL FREE HOSPITAL, POND STREET, NW3 2QG

5 min walk

11

GPs within 1km

9

Dentists within 1km

3

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 417 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

112

Parks (1km)

28

Restaurants (800m)

20

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

15

Sports (1km)

1

Convenience

Nearest supermarketpomona · 194 m
7 tennis courts1 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

156m

Post office

Nearby shops

Euphorium170 m
Ham&High547 m
Hamstead Supermarket & Off License559 m
Fleet Convenience Store593 m

Nearby cafes

Joe & The Juice168 m
Watchhouse189 m
Von Crumb213 m
Glass Cafe471 m

Nearby restaurants

Jamon Jamon Tapas196 m
Franco Manca202 m
Gourmet Burger Kitchen216 m
Tish218 m

Nearby pubs

Aperivino251 m
The George295 m
The Roebuck453 m
South End Green Social529 m

Nearby gyms

Globe Tennis Club326 m
Barre Core438 m
Armoury Fitness483 m
Fitness VIP557 m

Nearby pharmacies

Revital168 m
Boots177 m
Pharmacyrepublic571 m
Superdrug836 m

Nearby health

Advanced Dental Centre383 m
Royal Free Hospital392 m
heath health care566 m
Practice on the Hill646 m
Food hygiene (5-star)48% of 137

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

A

High street health

Registered businesses

BALMORAL CREST (UK) LIMITED

Investment

Investment grade, yield and market outlook

41

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 high.

Avg monthly rent
£2,102London avg: £1,950/mo
Gross yield
2.7% (low)London avg: 3.8%Below average yield — bottom 70%
Gentrification score29/100
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

75.3

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,608m
Crossrail 2 route3,399m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,844 nationally

1,485

Est. population

15,927/km²

70%

Employed

75%

Degree educated

£49,600

Median income

4.4%

Claimant rate

Inner cityVery high densityYoung professionals

32

Community stability

Age profile

18%
24%
27%
18%
13%
Under 1818%
18–3424%
35–4927%
50–6418%
65+13%

Tenure

21%
20%
49%
Own outright21%
Own (mortgage)20%
Private rent49%
Social rent9%
Shared ownership1%
Rent free0%

Ethnicity

40%
36%
White British40%
White Other36%
Asian9%
Black1%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional67%
Routine / semi-routine6%
No car household59%
Unemployed3%
No qualifications7%

Housing tenure (Census 2021)

Private rent49%
Social rent9%

vs. London

Income vs London+18.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
132
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
35
Local approval rate
91%
Borough approval rate
87%
Opportunity area
No
CIL rate (residential)
£250/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
30
Largest scheme
141 homes · Former William Gunn House, 50, Lawn Road, London, NW3 2XA
Pipeline pressure
NONE

Named schemes (500m)

Bartrams Convent Hostel, Bartrams Convent Hostel, Rowland Hill Street, NW3 2AD60 homes
completed
Ormonde Court, 10, Belsize Grove, London, NW3 4UP27 homes
completed
165-167 Haverstock Hill, London, NW3 4QT18 homes
completed
Spencer House, 9, Belsize Park Gardens, London, NW3 4JR18 homes
completed
The Porticos, 53, Belsize Avenue, London, NW3 4BN18 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
11.9%
Ward turnout
39%
Election year
2026
MP
Tulip Siddiq (Labour)
MP majority
14,970
Constituency
Hampstead and Highgate

Councillors

Judy DixeyLib Dems
Tom Henry SimonLib Dems
Matthew Jonathan KirkLib Dems

Live in NW3 4AB? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for NW3 4AB.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Camden with nearby boroughs:

Camden vs IslingtonCamden vs HaringeyCamden vs WestminsterCamden vs Kensington And Chelsea

Similar postcodes

Frequently asked questions

📍 Track NW3 4AB

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for NW3 4AB

Full postcodeNW3 4AB
Postcode districtNW3
BoroughLondon Borough of Camden
WardBelsize
Latitude51.549752
Longitude-0.167569
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