Belsize · Camden · Hampstead and Highgate constituency · 51.54553, -0.16683

NW3 4PB— Belsize, Camden

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

The practical family move

 

Top 8% LondonSchools 100%Safety 80/100Transport 46/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
74
Safety
80
Schools
90
Transport
46
Environment
54
Investment
40

The bottom line

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

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Location

NW3 4PB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+18.1% vs London avg
vs London crime+10.0% vs London avg

Deep-dive guides for NW3 4PB

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

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“The practical family move”

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How NW3 4PB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Paul's Church of England Primary School

Not yet inspected · 6 min walk

KS2: 104.0

★★

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 31 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 28 min walk

4 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

71.2 incidents per 1,000 residents

Higher crime than 54% of London
→ Stable

-56% vs borough

Crime by type

Vehicle crime29%
Other20%
Burglary18%
Violence & sexual offences18%
Anti-social behaviour12%
Theft4%
Drug offences0%
Robbery0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 1.9km

Crime is +10% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

NW3 district median

£942,500

Based on 227 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£12,903/m²
Price per ft²£1,199/ft²
Avg floor area129.9 m²

EPC breakdown

B
1%
C
16%
D
3%
E
1%

Based on 21 properties · Confidence: medium

Street mix

Terraced 7%Flat 68%Other 25%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£324,750
Rebuild cost per m²£2,500/m²

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

Construction era2020
WallsAverage thermal transmittance 0.30 W/m²K
RoofAverage thermal transmittance 0.13 W/m²K
Heating fuelGas: mains gas
GlazingSingle glazed
Council tax band Band FAnnual charge £2,343
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2024 · CAGR

+3.6%

Total change

+161%

Market Activity

Price Velocity & Acceleration

Current Velocity

+154.4%

per year

Acceleration

+156.16

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 21 sales

Property Type Mix

Total: 21 sales

Terraced9.5%
Flat/maisonette90.5%

By decade

1990s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£690k£690k+0%1
Pandemic surge2020–2021£775k£720k-7.1%7
Rate-rise correction2022–2022£708k£708k+0%4
Current market2024–2024£1.80m£1.80m+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-7% alpha

Flat/maisonette-7% α
Local
-4.5%
District
2.5%

CAGR over 2yr 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
Sales Volume75
Seasonal Timing46
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
6.5 min walk
Hampstead Heath

Nearby stations

Belsize Park Underground StationNorthern
7 min walk
Swiss Cottage Underground StationJubilee
7 min walk
Finchley Road Underground StationJubilee · Metropolitan
11 min walk
Chalk Farm Underground StationNorthern
12 min walk
South Hampstead Rail StationLioness
12 min walk
No bus stops within 400m

42

Walkability score

60

Footpaths (500m)

2

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

15

Car parks (800m)

12

EV chargers (800m)

Nearest car park435m
Santander docks (800m)2
Nearest cycle dock0.8 km

Connectivity

Broadband and mobile coverage

97%

Full fibre

94%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed487 Mbps
Median download450 Mbps
Superfast coverage97%
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: 2.7 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Less green space than 76% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.6 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): None recorded

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

ADELAIDE MEDICAL CENTRE

111 ADELAIDE ROAD, NW3 3RY

6 min walk

83%

Recommend GP

83%

Overall GP experience

8

GPs within 1km

8

Dentists within 1km

3

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 862 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

112

Parks (1km)

22

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

19

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Washington (279 m)

Nearest supermarketpomona · 537 m
9 tennis courts2 swimming pools5 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

570m

Post office

Nearby shops

Costcutter290 m
Welcome449 m
Tesco Express600 m
Euphorium608 m

Nearby cafes

Starbucks295 m
Chamomile318 m
Libby's325 m
England's Lane420 m

Nearby restaurants

Terra Moderna415 m
Carluccio's454 m
Bradleys468 m
Arabesque469 m

Nearby pubs

The Washington279 m
Backstage Bar483 m
Aperivino489 m
Sir Richard Steele567 m

Nearby gyms

Fitness VIP315 m
Swiss Cottage Leisure Centre Gym516 m
Swiss Cottage Leisure Centre525 m
Swiss Cottage Leisure Centre Swimming Pool529 m

Nearby pharmacies

Boots567 m
Revital573 m
Superdrug663 m
Pharmacyrepublic964 m

Nearby health

Bray Dental Practice237 m
Swiss Cottage Surgery497 m
Advanced Dental Centre526 m
Willow Tree Dental584 m
Food hygiene (5-star)43% of 106

Business

Local businesses registered here

Active businesses
2
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

E

High street health

Registered businesses

CLITHEROE LIMITED
LOUDONHILL LIMITED

Investment

Investment grade, yield and market outlook

40

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 score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months0

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

62

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,210m
Crossrail 2 route3,044m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,782 nationally

1,432

Est. population

14,895/km²

67%

Employed

75%

Degree educated

£49,600

Median income

2.8%

Claimant rate

Inner cityHigh densityYoung professionals

34

Community stability

Age profile

17%
23%
26%
20%
15%
Under 1817%
18–3423%
35–4926%
50–6420%
65+14%

Tenure

26%
16%
45%
Own outright26%
Own (mortgage)16%
Private rent45%
Social rent12%
Shared ownership0%

Ethnicity

37%
37%
White British37%
White Other37%
Asian11%
Black3%
Mixed5%
Other7%

Employment & lifestyle

Managerial / professional62%
Routine / semi-routine8%
No car household54%
Unemployed3%
No qualifications5%

Housing tenure (Census 2021)

Private rent46%
Social rent12%

vs. London

Income vs London+18.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
52
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
18
Local approval rate
94%
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)
26
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)

Ormonde Court, 10, Belsize Grove, London, NW3 4UP27 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
Jade House, 12, Lancaster Grove, London, NW3 4NX12 homes
completed
Belsize Park Firehouse, 36, Lancaster Grove, London, NW3 4PB11 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 4PB

Full postcodeNW3 4PB
Postcode districtNW3
BoroughLondon Borough of Camden
WardBelsize
Latitude51.545532
Longitude-0.166830
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