Belsize · Camden · Hampstead and Highgate constituency · 51.54875, -0.16847

NW3 4AR— Belsize, Camden

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

The practical family move

 

Top 5% LondonSchools 100%Safety 77/100Transport 49/100Low yield 2.68%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
76
Safety
77
Schools
90
Transport
49
Environment
54
Investment
52

The bottom line

NW3 4AR 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.

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Location

NW3 4AR

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 4AR

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

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Postcode Personality

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“The practical family move”

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How NW3 4AR 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 · 5 min walk

KS2: 105.1

★★

Secondary

The UCL Academy

Good · Inspected May 2024 · 10 min walk

P8: -0.14A8: 46.7

100% of local schools rated Good or Outstanding · based on 33 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 33 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 · 1.7km

Crime is +34% above London average

Property

Prices, sales volume and market trends

Avg floor area80.9 m²

EPC breakdown

C
4%
D
5%
E
1%

Based on 10 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£202,250
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+9.5%

Total change

+1062%

Market Activity

Price Velocity & Acceleration

Current Velocity

+54.8%

per year

Acceleration

+60.57

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £125k–£150k · 19 sales

Property Type Mix

Total: 19 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£107k£153k+43.3%1.5
Post-dot-com plateau2001–2001£207k£207k+0%3
Pre-crash peak2005–2005£328k£328k+0%2
GFC & correction2008–2012£560k£565k+0.9%1.2
Help-to-Buy recovery2016–2016£850k£850k+0%1
Pandemic surge2020–2020£801k£801k+0%1
Rate-rise correction2022–2022£1.24m£1.24m+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.3% alpha

Flat/maisonette+2.3% α
Local
11.8%
District
9.5%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
3.7 min walk
Hampstead Heath

Nearby stations

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

52

Walkability score

55

Footpaths (500m)

0

Santander docks (800m)

1.0 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

21

Car parks (800m)

13

EV chargers (800m)

Nearest car park290m
Santander docks (800m)0
Nearest cycle dock1.0 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: 3.1 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 58%
Less green space than 85% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.2 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

7 min walk

11

GPs within 1km

10

Dentists within 1km

3

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 544 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

115

Parks (1km)

28

Restaurants (800m)

18

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

18

Sports (1km)

1

Convenience

Nearest supermarketpomona · 298 m
8 tennis courts1 swimming pools5 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)

278m

Post office

Nearby shops

Euphorium298 m
Costcutter660 m
Pop Bakery668 m
Ham&High674 m

Nearby cafes

Joe & The Juice294 m
Watchhouse296 m
Von Crumb334 m
Libby's553 m

Nearby restaurants

Mimi | Belsize174 m
HUŎ Belsize Village193 m
Bourne's Fishmongers201 m
Hazara225 m

Nearby pubs

Aperivino180 m
The George413 m
The Washington519 m
The Roebuck568 m

Nearby gyms

Globe Tennis Club439 m
Fitness VIP527 m
Barre Core550 m
Armoury Fitness603 m

Nearby pharmacies

Revital289 m
Boots294 m
Pharmacyrepublic698 m
Superdrug715 m

Nearby health

Advanced Dental Centre445 m
Royal Free Hospital519 m
Bray Dental Practice609 m
Willow Tree Dental645 m
Food hygiene (5-star)47% of 137

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

52

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 score29/100
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

60.5

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,559m
Crossrail 2 route3,366m

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)
102
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
24
Planning apps (3 years)
37
Local approval rate
88%
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)
32
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)

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

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Key facts for NW3 4AR

Full postcodeNW3 4AR
Postcode districtNW3
BoroughLondon Borough of Camden
WardBelsize
Latitude51.548750
Longitude-0.168475
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