Belsize · Camden · Hampstead and Highgate constituency · 51.54625, -0.16987

NW3 4EX— Belsize, Camden

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

The overachiever's postcode

 

Top 5% LondonSchools 100%Safety 84/100Transport 52/100Low yield 2.11%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
76
Safety
84
Schools
90
Transport
52
Environment
54
Investment
34

The bottom line

NW3 4EX offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £1,195,000 median — 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 4EX 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 4EX meets your needs.

Location

NW3 4EX

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 avg price+129.8% vs London avg
vs London income+18.1% vs London avg
vs London crime-26.0% vs London avg

Deep-dive guides for NW3 4EX

🛡️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 4EX with:

Postcode Personality

🚇 Well-Connected🎓 School Smart📈 Up & Coming🔒 Very Safe💎 Premium

“The overachiever's postcode”

Share:WhatsAppShare on X

How NW3 4EX 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 · 9 min walk

KS2: 105.1

★★

Secondary

The UCL Academy

Good · Inspected May 2024 · 7 min walk

P8: -0.14A8: 46.7

100% of local schools rated Good or Outstanding · based on 35 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

48.3 incidents per 1,000 residents

Better than 64% of London
→ Stable

-70% vs borough

Crime by type

Other30%
Anti-social behaviour19%
Theft14%
Vehicle crime11%
Violence & sexual offences11%
Burglary9%
Drug offences3%
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 26% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£1,195,000

Median sale price

Top 10% — 130% above London median

£1,195,000 is 130% above the London median (£520,000)

-44.4%

This year

Flat

Dominant type

Price history

5-year change
+83.8%
Sales (24 months)5
New build0.0%
Avg flat£1,195,000
Price per m²£18,527/m²
Price per ft²£1,721/ft²
Avg floor area59.4 m²

EPC breakdown

B
1%
C
23%
D
33%
E
3%

Based on 60 properties · Confidence: high

Street mix

Flat 95%Other 5%

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£60,750
First-time buyerFTB
£60,750
Additional propertyBTL/2nd
£96,600

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

24.1×

Price-to-income

£5,978/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£148,500
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 (community)
GlazingSingle glazed
Council tax band Band FAnnual charge £2,343
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.3%

Total change

+733%

Market Activity

Price Velocity & Acceleration

Current Velocity

-49.6%

per year

Acceleration

-280.42

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £300k–£350k · 37 sales

Property Type Mix

Total: 37 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£130k£185k+42.3%1.8
Post-dot-com plateau2002–2004£560k£420k-25%4.5
Pre-crash peak2005–2007£403k£598k+48.4%1.3
GFC & correction2009–2012£900k£850k-5.6%1.3
Help-to-Buy recovery2013–2015£1.98m£1.20m-39.2%1
Brexit uncertainty2017–2019£1.60m£1.04m-34.8%1.7
Pandemic surge2020–2020£650k£650k+0%1
Current market2024–2025£2.15m£1.08m-49.7%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1% alpha

Flat/maisonette+1% α
Local
7.3%
District
6.3%

CAGR over 30yr 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 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
Swiss Cottage StationJubilee line
5.3 min walk

Nearby stations

Swiss Cottage Underground StationJubilee
6 min walk
Belsize Park Underground StationNorthern
7 min walk
Finchley Road Underground StationNational Rail
8 min walk
South Hampstead Rail StationLioness
10 min walk
Finchley Road & Frognal Rail StationMildmay
13 min walk
No bus stops within 400m

39

Walkability score

63

Footpaths (500m)

0

Santander docks (800m)

0.8 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 park356m
Santander docks (800m)0
Nearest cycle dock0.8 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: 2.8 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 61%
Less green space than 80% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.5 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

SWISS COTTAGE SURGERY

2 WINCHESTER MEWS, SWISS COTTAGE, NW3 3NP

5 min walk

82%

Recommend GP

82%

Overall GP experience

7

GPs within 1km

11

Dentists within 1km

3

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 838 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

90

Parks (1km)

31

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

5

Gyms (1km)

21

Sports (1km)

0

Convenience

Nearest supermarketpomona · 561 m
9 tennis courts2 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)

562m

Post office

Nearby shops

Welcome398 m
Tesco Express430 m
Costcutter432 m
Pop Bakery441 m

Nearby cafes

Tania's Coffee404 m
Pasticcio430 m
Costa510 m
Starbucks514 m

Nearby restaurants

Mimi | Belsize318 m
Teta's338 m
HUŎ Belsize Village367 m
Taherah368 m

Nearby pubs

Aperivino325 m
Backstage Bar327 m
The Washington493 m
The North Star581 m

Nearby gyms

Swiss Cottage Leisure Centre Gym448 m
Swiss Cottage Leisure Centre458 m
Swiss Cottage Leisure Centre Swimming Pool470 m
Anytime Fitness486 m

Nearby pharmacies

Superdrug481 m
Revital571 m
Boots572 m
Pharmacyrepublic982 m

Nearby health

Bray Dental Practice390 m
Willow Tree Dental404 m
Swiss Cottage Surgery427 m
BrightSmile516 m
Food hygiene (5-star)44% of 129

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

E

High street health

Registered businesses

23 LANCASTER GROVE RESIDENTS' ASSOCIATION LIMITED
27 LANCASTER GROVE LIMITED
CD REALTY & INVESTMENTS LTD
EXE F 6 LIMITED
SUPERUNIT PROPERTY MANAGEMENT LIMITED

Investment

Investment grade, yield and market outlook

34

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.1%) 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
2.1% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months1

Rental market

Very High

Demand

Very 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

62.7

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,407m
Crossrail 2 route3,258m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,814 nationally

1,635

Est. population

18,162/km²

71%

Employed

75%

Degree educated

£49,600

Median income

2.9%

Claimant rate

Inner cityVery high densityYoung professionals

30

Community stability

Age profile

22%
24%
29%
15%
Under 1822%
18–3424%
35–4929%
50–6415%
65+10%

Tenure

21%
16%
52%
Own outright21%
Own (mortgage)16%
Private rent52%
Social rent11%
Shared ownership0%

Ethnicity

32%
38%
14%
White British32%
White Other38%
Asian14%
Black3%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine6%
No car household58%
Unemployed2%
No qualifications7%

Housing tenure (Census 2021)

Private rent52%
Social rent11%

vs. London

Income vs London+18.1%
Price vs London+129.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
61
Live planning apps (800m)
16
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
25
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)
34
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)

SWISS COTTAGE LEISURE CENTRE, CORNER OF, SWISS COTTAGE LEISURE CENTRE, CORNER OF, WINCHESTER ROAD, ADELAIDE ROAD, NW3169 homes
completed
Former 157a, 2-20, Fellows Road, & 157A Fellows Road, London, NW3 3JJ76 homes
completed
Mora Burnet House, 37, Winchester Road, London, NW3 3NJ35 homes
completed
Spencer House, 9, Belsize Park Gardens, London, NW3 4JR18 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 (£1,195,000)

£60,750

Standard buyer

£60,750

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.

Live in NW3 4EX? 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 4EX.
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

What else could £1.2m buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track NW3 4EX

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

No spam. Unsubscribe anytime.

Key facts for NW3 4EX

Full postcodeNW3 4EX
Postcode districtNW3
BoroughLondon Borough of Camden
WardBelsize
Latitude51.546245
Longitude-0.169873
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