Belsize · Camden · Hampstead and Highgate constituency · 51.54904, -0.16313

NW3 4RX— Belsize, Camden

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 82/100Transport 56/100Yield 6.85%

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
71
Safety
82
Schools
60
Transport
56
Environment
54
Investment
74

The bottom line

NW3 4RX offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £368,000 median — strong value for Families and Investors who can accept its trade-offs.

The catch: high noise levels nearby.

Check your dealbreakers

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

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Do you have or plan to have school-age children?
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Is noise a dealbreaker for you?

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Location

NW3 4RX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-29.2% vs London avg
vs London income+18.1% vs London avg
vs London crime-12.0% vs London avg

Deep-dive guides for NW3 4RX

🛡️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 4RX 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 · 5 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 27 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 34 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

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

4

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 1.5km

Crime is 12% 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.

£368,000

Median sale price

Bottom 25% — 29% below London median

£368,000 is 29% below the London median (£520,000)

+120.1%

This year

Flat

Dominant type

Price history

5-year change
+12.4%
Sales (24 months)5
New build0.0%
Avg flat£368,000
Price per m²£9,684/m²
Price per ft²£900/ft²
Avg floor area37.5 m²

EPC breakdown

C
13%
D
22%
E
7%
F
3%
G
2%

Based on 47 properties · Confidence: high

Street mix

Flat 98%Other 2%

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£5,900
First-time buyerFTB
£0
Additional propertyBTL/2nd
£16,940

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

7.4×

Price-to-income

£1,841/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£93,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsSystem built, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFull secondary glazing
Council tax band Band DAnnual charge £1,622
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.3%

Total change

+530%

Market Activity

Price Velocity & Acceleration

Current Velocity

+93.5%

per year

Acceleration

+153.49

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 59 sales

Property Type Mix

Total: 59 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£124k+110.2%2.3
Post-dot-com plateau2001–2004£135k£168k+24.6%1.2
Pre-crash peak2005–2007£164k£183k+11.6%3
GFC & correction2009–2012£215k£218k+1.6%1.2
Help-to-Buy recovery2014–2015£365k£285k-21.9%5
Brexit uncertainty2017–2019£457k£312k-31.8%1.7
Pandemic surge2020–2021£321k£328k+1.9%1.5
Rate-rise correction2022–2023£371k£480k+29.4%1
Current market2024–2025£192k£372k+93.5%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.3%
District
6.3%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

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
2.1 min walk
Hampstead Heath

Nearby stations

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

59

Walkability score

106

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 park34m
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 waterMEDIUM
Medium
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: 3.0 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 46%
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 · 490 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

122

Parks (1km)

26

Restaurants (800m)

20

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

1

Convenience

Nearest supermarketpomona · 177 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)

255m

Post office

Nearby shops

Euphorium298 m
Londis499 m
Fleet Convenience Store522 m
Fleet Food & Wine522 m

Nearby cafes

Watchhouse191 m
Von Crumb245 m
England's Lane283 m
Joe & The Juice283 m

Nearby restaurants

Chez Nous110 m
Jamon Jamon Tapas172 m
Pret A Manger197 m
PizzaExpress211 m

Nearby pubs

The Washington372 m
Sir Richard Steele384 m
The Haverstock Tavern449 m
The George476 m

Nearby gyms

Globe Tennis Club232 m
Fitness VIP347 m
Armoury Fitness615 m
Barre Core616 m

Nearby pharmacies

Boots229 m
Revital246 m
Pharmacyrepublic526 m
sandy Pharmacy717 m

Nearby health

Advanced Dental Centre74 m
Royal Free Hospital472 m
heath health care605 m
Passport Health Hampstead Travel Clinic612 m
Food hygiene (5-star)47% of 134

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
1
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

ZITTEL LTD

Investment

Investment grade, yield and market outlook

74

Investment score

Strong

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

Avg monthly rent
£2,102London avg: £1,950/mo
Gross yield
6.8% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score31/100
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

83.1

Price growth score

A
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,358m
Crossrail 2 route3,129m

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%
Price vs London-29.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
65
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
30
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)
0

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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£368,000)

£5,900

Standard buyer

£0

First-time buyer

Save £5,900

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for NW3 4RX

Full postcodeNW3 4RX
Postcode districtNW3
BoroughLondon Borough of Camden
WardBelsize
Latitude51.549035
Longitude-0.163127
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