Belsize · Camden · Hampstead and Highgate constituency · 51.54690, -0.16033

NW3 4YA— Belsize, Camden

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

The practical family move

 

Schools 100%Safety 72/100Transport 47/100Low yield 2.68%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
72
Schools
60
Transport
47
Environment
55
Investment
50

The bottom line

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

The catch: 5 Japanese knotweed sites within 400m — may affect mortgage applications.

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

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Location

NW3 4YA

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 4YA

🛡️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 4YA 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 · 7 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

4 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 1.5km

Crime is +89% above London average

Property

Prices, sales volume and market trends

Avg floor area124 m²

EPC breakdown

D
1%
E
1%

Based on 2 properties · Confidence: very_low

Street mix

Semi 29%Terraced 43%Flat 29%

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£310,000
Rebuild cost per m²£2,500/m²

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

Council tax band Band EAnnual charge £1,982
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2016 · CAGR

+2.3%

Total change

+55%

Market Activity

Price Velocity & Acceleration

Current Velocity

-63.0%

per year

Acceleration

-87.90

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £700k+ · 7 sales

Property Type Mix

Total: 7 sales

Semi-detached28.6%
Terraced42.9%
Flat/maisonette28.6%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£822k£335k-59.2%1
Post-dot-com plateau2004–2004£2.06m£2.06m+0%2
Pre-crash peak2006–2006£2.76m£2.76m+0%1
GFC & correction2011–2011£3.45m£3.45m+0%1
Help-to-Buy recovery2016–2016£1.27m£1.27m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

55

Walkability score

112

Footpaths (500m)

1

Santander docks (800m)

0.8 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)

10

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park279m
Santander docks (800m)1
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 waterLOW
Low
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: 2.7 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 13%
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

12

GPs within 1km

13

Dentists within 1km

3

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 785 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

127

Parks (1km)

25

Restaurants (800m)

19

Cafes (800m)

3

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

11

Sports (1km)

0

Convenience

Nearest supermarketpomona · 484 m
6 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

609m

Post office

Nearby shops

Nisa Local597 m
Euphorium605 m
franks607 m
David's newsagents610 m

Nearby cafes

England's Lane56 m
Libby's182 m
Chamomile194 m
Starbucks226 m

Nearby restaurants

Terra Moderna61 m
Oliver's Fish & Chips107 m
Sushi Masa118 m
Spice of Haverstock123 m

Nearby pubs

Sir Richard Steele99 m
The Haverstock Tavern174 m
The Washington219 m
The Lord Southampton422 m

Nearby gyms

Fitness VIP174 m
Globe Tennis Club515 m
Anytime Fitness623 m
Aboxr625 m

Nearby pharmacies

Boots535 m
Revital553 m
sandy Pharmacy594 m
Camden Pharmacy595 m

Nearby health

Advanced Dental Centre287 m
Bray Dental Practice580 m
London Dental Specialists588 m
Adelaide Dental Lounge592 m
Food hygiene (5-star)43% 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

E

High street health

Investment

Investment grade, yield and market outlook

50

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 score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Future outlook

47.6

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route7,051m
Crossrail 2 route2,822m

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)
50
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
27
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)
5

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
141
Largest scheme
141 homes · Former William Gunn House, 50, Lawn Road, London, NW3 2XA
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 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
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 4YA

Full postcodeNW3 4YA
Postcode districtNW3
BoroughLondon Borough of Camden
WardBelsize
Latitude51.546896
Longitude-0.160328
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