Belsize · Camden · Hampstead and Highgate constituency · 51.54881, -0.16269

NW3 4RU— Belsize, Camden

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

The practical family move

 

Top 13% LondonSchools 100%Safety 82/100Transport 55/100Low yield 2.68%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
72
Safety
82
Schools
60
Transport
55
Environment
54
Investment
55

The bottom line

NW3 4RU 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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Location

NW3 4RU

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 4RU

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How NW3 4RU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Rosary Catholic Primary School

Not yet inspected · 6 min walk

KS2: 105.1

—

Secondary

Haverstock School

Not yet inspected · 10 min walk

P8: -0.16A8: 44.2

100% of local schools rated Good or Outstanding · based on 25 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 33 min walk

4 primaries · 1 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)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 1.5km

Crime is 12% below London average

Property

Prices, sales volume and market trends

Avg floor area98.1 m²

EPC breakdown

B
1%
C
21%
D
3%

Based on 25 properties · Confidence: medium

Street mix

Semi 3%Terraced 3%Flat 95%

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£245,250
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

1995–2024 · CAGR

+7.3%

Total change

+676%

Market Activity

Price Velocity & Acceleration

Current Velocity

-70.4%

per year

Acceleration

-337.19

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £350k–£400k · 38 sales

Property Type Mix

Total: 38 sales

Semi-detached2.6%
Terraced2.6%
Flat/maisonette94.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£147k£298k+102.7%2.7
Post-dot-com plateau2001–2004£430k£344k-20.1%2
Pre-crash peak2006–2007£735k£555k-24.5%1
GFC & correction2012–2012£615k£615k+0%1
Help-to-Buy recovery2013–2015£900k£650k-27.8%1
Brexit uncertainty2017–2017£973k£973k+0%2
Pandemic surge2020–2021£2.04m£1.05m-48.5%2.5
Rate-rise correction2022–2022£3.85m£3.85m+0%1
Current market2024–2024£1.14m£1.14m+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Flat/maisonette+0.3% α
Local
6.9%
District
6.6%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

68out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing5
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
2.6 min walk
Hampstead Heath

Nearby stations

Belsize Park Underground StationNorthern
3 min walk
Hampstead Heath Rail StationMildmay
9 min walk
Hampstead HeathNational Rail
9 min walk
Chalk Farm Underground StationNorthern
10 min walk
Swiss Cottage Underground StationJubilee
13 min walk
No bus stops within 400m

58

Walkability score

120

Footpaths (500m)

0

Santander docks (800m)

0.9 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

13

Car parks (800m)

9

EV chargers (800m)

Nearest car park21m
Santander docks (800m)0
Nearest cycle dock0.9 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: 3.0 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 49%
Below average green space

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): 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

HAMPSTEAD GROUP PRACTICE

75 FLEET ROAD, NW3 2QU

6 min walk

85%

Recommend GP

85%

Overall GP experience

13

GPs within 1km

8

Dentists within 1km

2

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 524 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

125

Parks (1km)

24

Restaurants (800m)

19

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

0

Convenience

Nearest supermarketpomona · 216 m
6 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)

1

Cinemas (2km)

294m

Post office

Nearby shops

Euphorium337 m
Londis505 m
Fleet Food & Wine540 m
Fleet Convenience Store542 m

Nearby cafes

Watchhouse230 m
England's Lane247 m
Von Crumb282 m
Joe & The Juice322 m

Nearby restaurants

Chez Nous149 m
Jamon Jamon Tapas211 m
Pret A Manger234 m
PizzaExpress248 m

Nearby pubs

Sir Richard Steele345 m
The Washington347 m
The Haverstock Tavern410 m
The Lord Southampton454 m

Nearby gyms

Globe Tennis Club261 m
Fitness VIP319 m
Armoury Fitness650 m
Barre Core654 m

Nearby pharmacies

Boots267 m
Revital285 m
Pharmacyrepublic549 m
sandy Pharmacy689 m

Nearby health

Advanced Dental Centre62 m
Royal Free Hospital506 m
Passport Health Hampstead Travel Clinic619 m
heath health care634 m
Food hygiene (5-star)47% of 129

Business

Local businesses registered here

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

High street

A

High street health

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

57.8

Price growth score

C
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,320m
Crossrail 2 route3,090m

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)
63
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
29
Local approval rate
100%
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)
145
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
32, 32, Lawn Road, NW3 2XU72 homes
completed
112-124, 122, Haverstock Hill, London, NW3 2AY63 homes
completed
Ormonde Court, 10, Belsize Grove, London, NW3 4UP27 homes
completed
SALT STORE SITE, 126, 126, Haverstock Hill, London, NW3 2AY26 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 4RU

Full postcodeNW3 4RU
Postcode districtNW3
BoroughLondon Borough of Camden
WardBelsize
Latitude51.548813
Longitude-0.162689
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