Belsize · Camden · Hampstead and Highgate constituency · 51.55048, -0.16842

NW3 4BN— Belsize, Camden

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

The urban professional's pick

 

Bottom 25% LondonSchools 100%Safety 77/100Transport 48/100Low yield 3.15%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
70
Safety
77
Schools
90
Transport
48
Environment
53
Investment
41

The bottom line

NW3 4BN offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £801,000 median — 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 4BN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price+54.0% vs London avg
vs London income+18.1% vs London avg
vs London crime+34.0% vs London avg

Deep-dive guides for NW3 4BN

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

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How NW3 4BN 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 · 13 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 · 35 min walk

4 primaries · 0 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

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£801,000

Median sale price

Top 25% — 54% above London median

£801,000 is 54% above the London median (£520,000)

+25.0%

This year

Flat

Dominant type

Price history

5-year change
-25.1%
Sales (24 months)6
New build0.0%
Avg flat£801,000
Price per m²£10,898/m²
Price per ft²£1,012/ft²
Avg floor area66.5 m²

EPC breakdown

B
2%
C
55%
D
40%
E
12%

Based on 109 properties · Confidence: high

Street mix

Semi 2%Terraced 1%Flat 96%Other 1%

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

Stamp duty

Standard buyer£27,550
First-time buyerFTB
£27,550
Additional propertyBTL/2nd
£51,580

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

16.1×

Price-to-income

£4,007/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£166,250
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £1,982
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.4%

Total change

+590%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.5%

per year

Acceleration

+60.67

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £300k–£350k · 109 sales

Property Type Mix

Total: 109 sales

Semi-detached1.8%
Terraced0.9%
Flat/maisonette97.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£105k£234k+122.9%3.7
Post-dot-com plateau2001–2004£380k£439k+15.5%3.2
Pre-crash peak2005–2007£443k£491k+10.9%6.3
GFC & correction2008–2012£2.36m£830k-64.8%3.8
Help-to-Buy recovery2013–2016£800k£620k-22.5%3.8
Brexit uncertainty2017–2019£680k£520k-23.5%3.3
Pandemic surge2020–2021£805k£1.07m+32.9%2.5
Current market2024–2026£1.88m£725k-61.3%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.8% alpha

Flat/maisonette-2.8% α
Local
3.5%
District
6.3%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing6
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
3 min walk
Hampstead Heath

Nearby stations

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

56

Walkability score

82

Footpaths (500m)

0

Santander docks (800m)

1.1 km

Nearest cycle dock

Central London commute times

London Bridge41 min ↑
Victoria ★39 min
Waterloo43 min ↑
Canary Wharf51 min ↑
City43 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)

12

EV chargers (800m)

Nearest car park112m
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 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: 3.3 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 70%
Less green space than 91% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.0 km

Energy

Solar: 852 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

2

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 373 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

110

Parks (1km)

28

Restaurants (800m)

17

Cafes (800m)

3

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

13

Sports (1km)

1

Convenience

Nearest supermarketpomona · 249 m
7 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

182m

Post office

Nearby shops

Euphorium171 m
Ham&High500 m
Hamstead Supermarket & Off License514 m
Fleet Convenience Store582 m

Nearby cafes

Joe & The Juice177 m
Von Crumb236 m
Watchhouse239 m
Glass Cafe412 m

Nearby restaurants

The Social177 m
Franco Manca200 m
Terrazza207 m
KFC210 m

Nearby pubs

The George225 m
Aperivino239 m
The Roebuck376 m
South End Green Social485 m

Nearby gyms

Globe Tennis Club354 m
Barre Core357 m
Armoury Fitness414 m
Fitness VIP657 m

Nearby pharmacies

Revital196 m
Boots212 m
Pharmacyrepublic553 m
Superdrug856 m

Nearby health

Royal Free Hospital349 m
Advanced Dental Centre460 m
heath health care522 m
Practice on the Hill546 m
Food hygiene (5-star)49% of 128

Business

Local businesses registered here

Active businesses
37
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
14
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

63 BELSIZE FREEHOLD LIMITED
AJD TIVERTON LTD
ALEPH & ALEPH LTD
AQUALAND PROPERTY LIMITED
BELSIZE HOLDINGS LTD

+15 more

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.

Avg monthly rent
£2,102London avg: £1,950/mo
Gross yield
3.1% (average)London avg: 3.8%Below average yield — bottom 59%
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months1

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

8/100

Velocity score

Future outlook

68.6

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,708m
Crossrail 2 route3,498m

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%
Price vs London+54.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
141
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
38
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)
39
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
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
Former Howard House 30, Howard House, 30, Belsize Avenue, London, NW3 4AU15 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£801,000)

£27,550

Standard buyer

£27,550

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for NW3 4BN

Full postcodeNW3 4BN
Postcode districtNW3
BoroughLondon Borough of Camden
WardBelsize
Latitude51.550485
Longitude-0.168419
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