Belsize · Camden · Hampstead and Highgate constituency · 51.54772, -0.16445

NW3 4UN— Belsize, Camden

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

The premium commuter base

 

Schools 100%Safety 72/100Transport 50/100Low yield 3.14%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
66
Safety
72
Schools
90
Transport
50
Environment
54
Investment
39

The bottom line

NW3 4UN offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £802,080 median — strong value for Families who can accept its trade-offs.

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

NW3 4UN

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 avg price+54.2% vs London avg
vs London income-5.2% vs London avg
vs London crime+89.0% vs London avg

Deep-dive guides for NW3 4UN

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

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“The premium commuter base”

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How NW3 4UN 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 · 6 min walk

KS2: 105.1

★★

Secondary

The UCL Academy

Good · Inspected May 2024 · 11 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 · 32 min walk

5 primaries · 2 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 1.7km

Crime is +89% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£802,080

Median sale price

Top 25% — 54% above London median

£802,080 is 54% above the London median (£520,000)

-68.1%

This year

Flat

Dominant type

Price history

5-year change
+14.6%
Sales (24 months)6
New build0.0%
Avg flat£802,080
Price per m²£13,170/m²
Price per ft²£1,224/ft²
Avg floor area63.3 m²

EPC breakdown

C
27%
D
17%
E
5%
F
1%

Based on 50 properties · Confidence: high

Street mix

Semi 1%Flat 99%

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£27,604
First-time buyerFTB
£27,604
Additional propertyBTL/2nd
£51,666

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

20.2×

Price-to-income

£4,012/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£158,250
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
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

1995–2026 · CAGR

+3.7%

Total change

+208%

Market Activity

Price Velocity & Acceleration

Current Velocity

-58.4%

per year

Acceleration

-32.16

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 77 sales

Property Type Mix

Total: 77 sales

Semi-detached1.3%
Flat/maisonette98.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£120k£319k+166%2
Post-dot-com plateau2001–2004£308k£385k+25.2%2.2
Pre-crash peak2006–2007£312k£572k+83.3%2.5
GFC & correction2008–2012£560k£768k+37.1%2
Help-to-Buy recovery2013–2016£257k£325k+26.3%4.8
Brexit uncertainty2017–2019£675k£1.48m+118.5%3
Pandemic surge2020–2020£630k£630k+0%3
Rate-rise correction2022–2023£325k£975k+200%3
Current market2024–2026£1.21m£370k-69.3%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.4% alpha

Flat/maisonette-0.4% α
Local
5.5%
District
5.9%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Belsize Park Underground StationNorthern line
3.4 min walk
Hampstead Heath

Nearby stations

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

54

Walkability score

88

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

15

Car parks (800m)

13

EV chargers (800m)

Nearest car park193m
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: 2.9 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 40%
Less green space than 77% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.3 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

13

GPs within 1km

8

Dentists within 1km

3

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 616 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

120

Parks (1km)

27

Restaurants (800m)

17

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

12

Sports (1km)

0

Convenience

Nearest supermarketpomona · 278 m
7 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)

2

Cinemas (2km)

335m

Post office

Nearby shops

Euphorium380 m
Costcutter554 m
Londis672 m
Fleet Convenience Store686 m

Nearby cafes

England's Lane251 m
Libby's273 m
Chamomile278 m
Starbucks286 m

Nearby restaurants

Chez Nous227 m
Terra Moderna252 m
Jamon Jamon Tapas274 m
Pret A Manger315 m

Nearby pubs

The Washington251 m
Sir Richard Steele397 m
The Haverstock Tavern472 m
Aperivino480 m

Nearby gyms

Fitness VIP244 m
Globe Tennis Club385 m
Barre Core707 m
Armoury Fitness725 m

Nearby pharmacies

Boots321 m
Revital333 m
Pharmacyrepublic685 m

Nearby health

Advanced Dental Centre234 m
Bray Dental Practice501 m
Royal Free Hospital594 m
heath health care746 m
Food hygiene (5-star)47% of 134

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
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

18 BELSIZE GROVE LONDON LIMITED
20 BELSIZE GROVE MANAGEMENT LIMITED
59 EGMONT ROAD FREEHOLD COMPANY LIMITED
6 BELSIZE GROVE LIMITED
BORAVIT LTD

+3 more

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

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
3.1% (average)London avg: 3.8%Below average yield — bottom 59%
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months2

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

17/100

Velocity score

Future outlook

63.5

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,296m
Crossrail 2 route3,086m

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%
Price vs London+54.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
67
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
30
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)
4

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)

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
Rackstraw House, 40, Primrose Hill Road, London, NW3 3AB22 homes
completed
165-167 Haverstock Hill, London, NW3 4QT18 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 (£802,080)

£27,604

Standard buyer

£27,604

First-time buyer

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 4UN

Full postcodeNW3 4UN
Postcode districtNW3
BoroughLondon Borough of Camden
WardBelsize
Latitude51.547716
Longitude-0.164449
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