Belsize · Camden · Hampstead and Highgate constituency · 51.54866, -0.16999

NW3 4LA— Belsize, Camden

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

The practical family move

 

Top 5% LondonSchools 100%Safety 77/100Transport 48/100Low yield 2.68%⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
75
Safety
77
Schools
90
Transport
48
Environment
53
Investment
51

The bottom line

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

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Location

NW3 4LA

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 4LA

🛡️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 4LA 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 · 6 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 35 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 · 1.6km

Crime is +34% above London average

Property

Prices, sales volume and market trends

Avg floor area126.7 m²

EPC breakdown

C
2%
D
2%
E
2%

Based on 6 properties · Confidence: low

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£316,750
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2016 · CAGR

+6.2%

Total change

+163%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.7%

per year

Acceleration

-22.57

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £700k+ · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£495k£495k+0%1
Pre-crash peak2007–2007£650k£650k+0%1
GFC & correction2009–2009£775k£775k+0%2
Help-to-Buy recovery2013–2016£1.09m£1.30m+18.7%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
4.8 min walk
Hampstead Heath

Nearby stations

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

43

Walkability score

24

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

20

Car parks (800m)

13

EV chargers (800m)

Nearest car park341m
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 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: 3.1 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 46%
Less green space than 92% 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

GRAY'S INN MEDICAL GROUP HAMPSTEAD

5 DALEHAM GARDENS, NW3 5BY

4 min walk

95%

Recommend GP

95%

Overall GP experience

11

GPs within 1km

13

Dentists within 1km

3

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 603 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

98

Parks (1km)

26

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

18

Sports (1km)

0

Convenience

Nearest supermarketpomona · 395 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)

363m

Post office

Nearby shops

Euphorium374 m
Pop Bakery583 m
New Istanbul Supermarket600 m
Tesco Express603 m

Nearby cafes

Joe & The Juice373 m
Watchhouse392 m
Von Crumb421 m
Tania's Coffee569 m

Nearby restaurants

Mimi | Belsize78 m
HUŎ Belsize Village115 m
Bourne's Fishmongers120 m
Taherah141 m

Nearby pubs

Aperivino85 m
The George455 m
Backstage Bar534 m
The Washington597 m

Nearby gyms

Globe Tennis Club532 m
Barre Core577 m
Fitness VIP610 m
Anytime Fitness633 m

Nearby pharmacies

Revital375 m
Boots384 m
Superdrug631 m
Pharmacyrepublic773 m

Nearby health

Advanced Dental Centre551 m
Willow Tree Dental566 m
Royal Free Hospital578 m
BrightSmile613 m
Food hygiene (5-star)47% of 125

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

AVENUE HOUSE (BELSIZE PARK GARDENS) LIMITED

Investment

Investment grade, yield and market outlook

51

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 score26/100
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

53.1

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,618m
Crossrail 2 route3,437m

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)
105
Live planning apps (800m)
18
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
32
Local approval rate
84%
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)
27
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)

The Porticos, 53, Belsize Avenue, London, NW3 4BN18 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
3 & 5, 3, Rosslyn Hill, London, NW3 5UL14 homes
completed
13, 13, LYNDHURST GARDENS, NW313 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 4LA

Full postcodeNW3 4LA
Postcode districtNW3
BoroughLondon Borough of Camden
WardBelsize
Latitude51.548657
Longitude-0.169993
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