Haverstock · Camden · Hampstead and Highgate constituency · 51.54671, -0.15868

NW3 4RL— Haverstock, Camden

Location and area intelligence for NW3 4RL, Haverstock, Camden

The practical family move

 

Schools 100%Safety 72/100Transport 50/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
72
Schools
60
Transport
50
Environment
55
Investment
40

The bottom line

NW3 4RL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 5 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

NW3 4RL

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-5.2% vs London avg
vs London crime+89.0% vs London avg

Deep-dive guides for NW3 4RL

🛡️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 4RL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Paul's Church of England Primary School

Not yet inspected · 8 min walk

KS2: 104.0

—

Secondary

Haverstock School

Not yet inspected · 5 min walk

P8: -0.16A8: 44.2

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

122.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

-24% vs borough

Crime by type

Anti-social behaviour25%
Other24%
Violence & sexual offences18%
Vehicle crime12%
Theft11%
Burglary6%
Drug offences1%
Robbery1%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 1.4km

Crime is +89% above London average

Property

12 Jun

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£17,939/m²
Price per ft²£1,667/ft²
Avg floor area41.7 m²

EPC breakdown

C
17%
D
13%
E
3%
F
2%

Based on 35 properties · Confidence: high

Street mix

Semi 4%Flat 74%Other 22%

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£104,250
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 (not community)
GlazingSingle glazed
Council tax band Band EAnnual charge £1,982
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2021 · CAGR

+4.8%

Total change

+192%

Market Activity

Price Velocity & Acceleration

Current Velocity

+132.8%

per year

Acceleration

+102.70

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 17 sales

Property Type Mix

Total: 17 sales

Semi-detached5.9%
Flat/maisonette94.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£192k£95k-50.4%1
Post-dot-com plateau2001–2004£455k£550k+20.9%1.3
Pre-crash peak2006–2007£168k£140k-16.4%1.5
GFC & correction2012–2012£195k£195k+0%2
Help-to-Buy recovery2013–2015£155k£241k+55.2%1.7
Pandemic surge2021–2021£560k£560k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-11.2% alpha

Flat/maisonette-11.2% α
Local
-3.9%
District
7.3%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Chalk Farm StationNorthern line
5.4 min walk
Hampstead Heath

Nearby stations

Chalk Farm Underground StationNorthern
6 min walk
Belsize Park Underground StationNorthern
7 min walk
Kentish Town West Rail StationMildmay
10 min walk
Hampstead Heath Rail StationMildmay
13 min walk
Hampstead HeathNational Rail
13 min walk
No bus stops within 400m

52

Walkability score

120

Footpaths (500m)

2

Santander docks (800m)

0.8 km

Nearest cycle dock

Central London commute times

London Bridge37 min ↑
Victoria ★30 min
Waterloo32 min ↓
Canary Wharf42 min ↓
City34 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)

9

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)3
Nearest car park279m
Santander docks (800m)2
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 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
NoiseHIGH
road
Noisier 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 AONB7% green spaceTree canopy: 43%
Below average green space

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

ADELAIDE MEDICAL CENTRE

111 ADELAIDE ROAD, NW3 3RY

5 min walk

83%

Recommend GP

83%

Overall GP experience

8

GPs within 1km

12

Dentists within 1km

3

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 859 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

132

Parks (1km)

26

Restaurants (800m)

15

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

14

Sports (1km)

0

Convenience

Nearest supermarketpomona · 579 m
6 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

554m

Post office

Nearby shops

Nisa Local512 m
Marmara513 m
franks520 m
David's newsagents525 m

Nearby cafes

Time Art Cafe114 m
England's Lane170 m
Libby's265 m
Chamomile276 m

Nearby restaurants

Sushi Masa2 m
Spice of Haverstock8 m
Oliver's Fish & Chips10 m
Remedy Kitchen26 m

Nearby pubs

Sir Richard Steele19 m
The Haverstock Tavern59 m
The Washington309 m
The Lord Southampton375 m

Nearby gyms

Fitness VIP268 m
Anytime Fitness513 m
Aboxr545 m
The Fitness Mosaic581 m

Nearby pharmacies

Camden Pharmacy481 m
sandy Pharmacy508 m
Boots630 m
Revital648 m

Nearby health

Advanced Dental Centre368 m
Adelaide Dental Lounge489 m
London Dental Specialists518 m
Primrose Dental Practice654 m
Food hygiene (5-star)40% of 127

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

E

High street health

Registered businesses

BRAZIL GRILL LIMITED
DICK STEELE'S LTD
ELHAZ LIMITED
FLP JAPAN GAME LTD
HAMPSTEAD TRAVEL LIMITED

+6 more

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 score23/100
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

64.2

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route6,967m
Crossrail 2 route2,731m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,517 nationally

1,196

Est. population

18,010/km²

70%

Employed

75%

Degree educated

£39,800

Median income

4.1%

Claimant rate

Inner cityVery high densityYoung professionals

34

Community stability

Age profile

15%
28%
24%
17%
15%
Under 1815%
18–3428%
35–4924%
50–6417%
65+15%

Tenure

23%
19%
46%
Own outright23%
Own (mortgage)19%
Private rent46%
Social rent13%
Rent free0%

Ethnicity

40%
35%
White British40%
White Other35%
Asian9%
Black2%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional66%
Routine / semi-routine5%
No car household59%
Unemployed3%
No qualifications5%

Housing tenure (Census 2021)

Private rent46%
Social rent13%

vs. London

Income vs London-5.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
62
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
27
Local approval rate
93%
Borough approval rate
87%
Opportunity area
No
CIL rate (residential)
£250/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
5

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
141
Largest scheme
119 homes · Land bounded by Grafton Terrace, Maitland Park Villas and Ma, Land bounded by Grafton Terrace, Maitland Park Villas and Ma, Grafton Terrace, NW3 2EH
Pipeline pressure
NONE

Named schemes (500m)

Land bounded by Grafton Terrace, Maitland Park Villas and Ma, Land bounded by Grafton Terrace, Maitland Park Villas and Ma, Grafton Terrace, NW3 2EH119 homes
completed
112-124, 122, Haverstock Hill, London, NW3 2AY63 homes
completed
St Dominics Priory, ST DOMINICS PRIORY, Southampton Road, London, NW5 4LB39 homes
completed
St Pancras Almshouses, Fraser Regnart Court, St Pancras Almshouses, Fraser Regnart Court, Southampton Road, NW5 4HU39 homes
completed
Alexandra House, Alexandra House, Maitland Park Villas, NW3 2ET35 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
14.1%
Ward turnout
38%
Election year
2026
MP
Tulip Siddiq (Labour)
MP majority
14,970
Constituency
Hampstead and Highgate

Councillors

Kemi AtolagbeLabour
Rebecca Claire FilerLabour
Nasrine Kahina DjemaiLabour

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Key facts for NW3 4RL

Full postcodeNW3 4RL
Postcode districtNW3
BoroughLondon Borough of Camden
WardHaverstock
Latitude51.546709
Longitude-0.158677
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