Belsize · Camden · Hampstead and Highgate constituency · 51.55051, -0.16615

NW3 4BU— Belsize, Camden

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

The practical family move

 

Top 10% LondonSchools 100%Safety 82/100Transport 55/100Low yield 2.68%

Best for: Families

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Strong for families — high safety and school scores

Liveability
73
Safety
82
Schools
90
Transport
55
Environment
54
Investment
55

The bottom line

NW3 4BU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

NW3 4BU

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-12.0% vs London avg

Deep-dive guides for NW3 4BU

🛡️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🔒 Very Safe

“The practical family move”

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How NW3 4BU 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 · 2 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 31 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

57.3 incidents per 1,000 residents

Better than 56% of London
→ Stable

-64% vs borough

Crime by type

Anti-social behaviour28%
Other24%
Violence & sexual offences14%
Vehicle crime13%
Theft8%
Burglary6%
Robbery5%
Drug offences1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 1.7km

Crime is 12% below London average

Property

Prices, sales volume and market trends

Avg floor area65.7 m²

EPC breakdown

B
1%
C
17%
D
5%

Based on 23 properties · Confidence: medium

Street mix

Terraced 10%Flat 90%

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£164,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,622
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+7.1%

Total change

+575%

Market Activity

Price Velocity & Acceleration

Current Velocity

+32.6%

per year

Acceleration

+57.99

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 28 sales

Property Type Mix

Total: 28 sales

Terraced7.1%
Flat/maisonette92.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£127k£323k+154.4%1.8
Post-dot-com plateau2001–2004£295k£335k+13.6%1.7
Pre-crash peak2005–2007£358k£540k+51%1
GFC & correction2008–2012£584k£250k-57.2%1.5
Help-to-Buy recovery2013–2016£872k£865k-0.7%1
Brexit uncertainty2019–2019£645k£645k+0%1
Rate-rise correction2023–2023£855k£855k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.1% alpha

Flat/maisonette+2.1% α
Local
12.5%
District
10.4%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

33out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Belsize Park Underground StationNorthern
1 min walk
Hampstead Heath Rail StationMildmay
7 min walk
Hampstead HeathNational Rail
7 min walk
Swiss Cottage Underground StationJubilee
12 min walk
Hampstead Underground StationNorthern
13 min walk
No bus stops within 400m

62

Walkability score

124

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

13

Car parks (800m)

11

EV chargers (800m)

Nearest car park121m
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 waterNONE
No assessed surface water flood risk
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 AONB3% green spaceTree canopy: 70%
Less green space than 85% 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

4 min walk

11

GPs within 1km

10

Dentists within 1km

1

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 307 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

109

Parks (1km)

27

Restaurants (800m)

20

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

12

Sports (1km)

1

Convenience

Nearest supermarketpomona · 96 m
7 tennis courts3 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)

27m

Post office

Nearby shops

Euphorium52 m
Ham&High437 m
Hamstead Supermarket & Off License447 m
Fleet Convenience Store464 m

Nearby cafes

Joe & The Juice43 m
Watchhouse84 m
Von Crumb85 m
Glass Cafe374 m

Nearby restaurants

Franco Manca78 m
Gourmet Burger Kitchen91 m
Tish94 m
PizzaExpress99 m

Nearby pubs

The George226 m
Aperivino373 m
The Roebuck382 m
South End Green Social417 m

Nearby gyms

Globe Tennis Club202 m
Barre Core374 m
Armoury Fitness398 m
Fitness VIP572 m

Nearby pharmacies

Revital41 m
Boots55 m
Pharmacyrepublic444 m

Nearby health

Royal Free Hospital283 m
Advanced Dental Centre315 m
heath health care453 m
Practice on the Hill635 m
Food hygiene (5-star)49% of 138

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

6 GLENLOCH ROAD LIMITED
HUMANITARIAN ACTION FOR SUDAN LIMITED
KUSH COMMUNICATIONS LIMITED
PERSONAL TOUCH CLEANING LTD
PRIWELL PROPERTY MANAGEMENT LIMITED

+2 more

Investment

Investment grade, yield and market outlook

55

Investment score

Good

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 score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Future outlook

58.3

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,615m
Crossrail 2 route3,392m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,918 nationally

1,362

Est. population

24,146/km²

70%

Employed

74%

Degree educated

£49,600

Median income

2.1%

Claimant rate

Inner cityVery high densityYoung professionals

28

Community stability

Age profile

15%
29%
27%
16%
Under 1815%
18–3429%
35–4927%
50–6416%
65+13%

Tenure

19%
16%
56%
Own outright19%
Own (mortgage)16%
Private rent56%
Social rent9%
Shared ownership1%

Ethnicity

38%
35%
White British38%
White Other35%
Asian12%
Black3%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine9%
No car household68%
Unemployed3%
No qualifications6%

Housing tenure (Census 2021)

Private rent56%
Social rent9%

vs. London

Income vs London+18.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
129
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
37
Local approval rate
90%
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)
30
Largest scheme
141 homes · Former William Gunn House, 50, Lawn Road, London, NW3 2XA
Pipeline pressure
NONE

Named schemes (500m)

Former William Gunn House, 50, Lawn Road, London, NW3 2XA141 homes
completed
Bartrams Convent Hostel, Bartrams Convent Hostel, Rowland Hill Street, NW3 2AD60 homes
completed
Site at ABC Cinema and 83 Fleet Road, Former ABC Cinema Site & 83, Pond Street, Pond Street, London48 homes
completed
Ormonde Court, 10, Belsize Grove, London, NW3 4UP27 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 4BU

Full postcodeNW3 4BU
Postcode districtNW3
BoroughLondon Borough of Camden
WardBelsize
Latitude51.550513
Longitude-0.166154
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