Belsize · Camden · Hampstead and Highgate constituency · 51.54928, -0.16439

NW3 4TT— Belsize, Camden

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

The practical family move

 

Top 10% LondonSchools 100%Safety 82/100Transport 57/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
73
Safety
82
Schools
90
Transport
57
Environment
54
Investment
44

The bottom line

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

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Location

NW3 4TT

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 4TT

🛡️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 4TT 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 · 4 min walk

KS2: 105.1

★★

Secondary

The UCL Academy

Good · Inspected May 2024 · 13 min walk

P8: -0.14A8: 46.7

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

6 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)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 1.6km

Crime is 12% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£8,492/m²
Price per ft²£789/ft²
Avg floor area36 m²

EPC breakdown

C
13%
D
35%

Based on 48 properties · Confidence: high

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£90,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,622
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.3%

Total change

+371%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.0%

per year

Acceleration

-58.67

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £250k–£300k · 71 sales

Property Type Mix

Total: 71 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£129k+116%3.8
Post-dot-com plateau2001–2004£172k£165k-3.8%3.2
Pre-crash peak2005–2007£157k£405k+158.8%1.7
GFC & correction2008–2012£205k£228k+11.3%2.4
Help-to-Buy recovery2013–2016£235k£330k+40.4%1.5
Brexit uncertainty2017–2019£490k£470k-4.1%1
Pandemic surge2020–2021£330k£340k+3%3
Rate-rise correction2022–2023£365k£298k-18.4%1
Current market2024–2025£389k£280k-28%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1% alpha

Flat/maisonette-1% α
Local
5.3%
District
6.3%

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

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing6
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
1.3 min walk
Hampstead Heath

Nearby stations

Belsize Park Underground StationNorthern
1 min walk
Hampstead Heath Rail StationMildmay
8 min walk
Hampstead HeathNational Rail
8 min walk
Chalk Farm Underground StationNorthern
12 min walk
Swiss Cottage Underground StationJubilee
12 min walk
No bus stops within 400m

58

Walkability score

70

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

12

Car parks (800m)

12

EV chargers (800m)

Nearest car park78m
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 waterMEDIUM
Medium
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 AONB4% green spaceTree canopy: 55%
Less green space than 78% 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

CAMDEN COMMUNITY DERMATOLOGY - RFH

ROYAL FREE HOSPITAL, POND STREET, NW3 2QG

6 min walk

13

GPs within 1km

9

Dentists within 1km

2

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 444 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

121

Parks (1km)

31

Restaurants (800m)

22

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

12

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The George (404 m)

Nearest supermarketpomona · 108 m
7 tennis courts3 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)

178m

Post office

Nearby shops

Euphorium222 m
Fleet Convenience Store519 m
Fleet Food & Wine522 m
Londis530 m

Nearby cafes

Watchhouse121 m
Von Crumb183 m
Joe & The Juice208 m
England's Lane355 m

Nearby restaurants

Chez Nous54 m
Jamon Jamon Tapas103 m
Pret A Manger142 m
PizzaExpress154 m

Nearby pubs

The George404 m
The Washington413 m
Aperivino460 m
Sir Richard Steele469 m

Nearby gyms

Globe Tennis Club215 m
Fitness VIP396 m
Barre Core549 m
Armoury Fitness558 m

Nearby pharmacies

Boots156 m
Revital172 m
Pharmacyrepublic515 m
Macey Chemist829 m

Nearby health

Advanced Dental Centre158 m
Royal Free Hospital423 m
heath health care572 m
Passport Health Hampstead Travel Clinic641 m
Food hygiene (5-star)48% of 149

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

1KEY LTD
ALL ON ONE SECURITY SERVICES LIMITED
BIG CIRCLE LIMITED
LANCELOT RIBEIRO LLP
SHUTS HER EYES LIMITED

+1 more

Investment

Investment grade, yield and market outlook

44

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 high.

Avg monthly rent
£2,102London avg: £1,950/mo
Gross yield
2.7% (low)London avg: 3.8%Below average yield — bottom 70%
Gentrification score29/100
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

77.7

Price growth score

B
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,432m
Crossrail 2 route3,208m

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)
66
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
29
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)
28
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
Bartrams Convent Hostel, Bartrams Convent Hostel, Rowland Hill Street, NW3 2AD60 homes
completed
Ormonde Court, 10, Belsize Grove, London, NW3 4UP27 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 4TT

Full postcodeNW3 4TT
Postcode districtNW3
BoroughLondon Borough of Camden
WardBelsize
Latitude51.549280
Longitude-0.164386
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