Belsize · Camden · Hampstead and Highgate constituency · 51.55136, -0.17486

NW3 5BS— Belsize, Camden

Location and area intelligence for NW3 5BS, Belsize, Camden

The practical family move

 

Top 5% LondonSchools 100%Safety 80/100Transport 49/100Low yield 2.68%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
78
Safety
80
Schools
90
Transport
49
Environment
53
Investment
54

The bottom line

NW3 5BS offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

NW3 5BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.7% vs London avg
vs London crime+1.0% vs London avg

Deep-dive guides for NW3 5BS

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

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Postcode Personality

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“The practical family move”

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How NW3 5BS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Fitzjohn's Primary School

Not yet inspected · 3 min walk

KS2: 109.6

★★

Secondary

The UCL Academy

Good · Inspected May 2024 · 14 min walk

P8: -0.14A8: 46.7

100% of local schools rated Good or Outstanding · based on 30 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 37 min walk

6 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

65.4 incidents per 1,000 residents

Better than 50% of London
→ Stable

-59% vs borough

Crime by type

Other23%
Vehicle crime19%
Burglary17%
Anti-social behaviour15%
Theft14%
Violence & sexual offences12%
Drug offences1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 1.2km

Crime is +1% above London average

Property

Prices, sales volume and market trends

Avg floor area204.5 m²

EPC breakdown

D
3%
E
1%

Based on 4 properties · Confidence: low

Street mix

Semi 20%Flat 80%

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£511,250
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,343
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2018 · CAGR

+9.2%

Total change

+593%

Market Activity

Price Velocity & Acceleration

Current Velocity

-26.9%

per year

Acceleration

-20.61

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £700k+ · 10 sales

Property Type Mix

Total: 10 sales

Semi-detached20%
Flat/maisonette80%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£274k£430k+56.9%1
Post-dot-com plateau2001–2002£743k£745k+0.3%1
GFC & correction2011–2011£1.80m£1.80m+0%1
Help-to-Buy recovery2013–2013£2.77m£2.77m+0%3
Brexit uncertainty2017–2018£2.60m£1.90m-26.9%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 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Hampstead Underground StationNorthern line
6.9 min walk

Nearby stations

Hampstead Underground StationNorthern
7 min walk
Finchley Road & Frognal Rail StationMildmay
7 min walk
Finchley Road Underground StationNational Rail
7 min walk
Belsize Park Underground StationNorthern
9 min walk
Hampstead Heath Rail StationMildmay
10 min walk
No bus stops within 400m

41

Walkability score

45

Footpaths (500m)

0

Santander docks (800m)

1.3 km

Nearest cycle dock

Central London commute times

London Bridge40 min ↑
Victoria ★38 min
Waterloo40 min ↑
Canary Wharf50 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

23

Car parks (800m)

7

EV chargers (800m)

Nearest car park227m
Santander docks (800m)0
Nearest cycle dock1.3 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: 3.5 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 19%
Less green space than 93% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.0 km

Energy

Solar: 852 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 2

Landslide susceptibility: Medium

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

GRAY'S INN MEDICAL GROUP HAMPSTEAD

5 DALEHAM GARDENS, NW3 5BY

5 min walk

95%

Recommend GP

95%

Overall GP experience

10

GPs within 1km

16

Dentists within 1km

1

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 693 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

52

Parks (1km)

52

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

14

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Aperivino (369 m)

Nearest supermarketPlanet Organic · 461 m
6 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)

634m

Post office

Nearby shops

Pandoca508 m
Bread Ahead532 m
Euphorium610 m
Natural Natural677 m

Nearby cafes

The Giraffe Cafe427 m
Caffè Nero454 m
Coffee Cup518 m
Kentish Town Stores521 m

Nearby restaurants

Hazara308 m
Retsina309 m
Taherah313 m
Teta's330 m

Nearby pubs

Aperivino369 m
King William IV498 m
The George533 m
The Horseshoe569 m

Nearby gyms

Barre Core544 m
Tokia582 m
Virgin Active591 m
Heartcore Hampstead624 m

Nearby pharmacies

Revital648 m
Boots717 m
Superdrug765 m

Nearby health

Practice on the Hill424 m
Optimax London546 m
Lemoge Clinic562 m
Dental Perfection667 m
Food hygiene (5-star)53% of 216

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

E

High street health

Registered businesses

DIVERGENT HOLDINGS LIMITED
THREE AKENSIDE ROAD FLAT 3 LTD

Investment

Investment grade, yield and market outlook

54

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 score30/100
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

56.8

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,065m
Crossrail 2 route3,889m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,645 nationally

1,560

Est. population

7,796/km²

67%

Employed

79%

Degree educated

£44,800

Median income

1.6%

Claimant rate

Inner cityHigh densityYoung professionals

41

Community stability

Age profile

26%
17%
27%
15%
16%
Under 1826%
18–3417%
35–4927%
50–6415%
65+16%

Tenure

33%
23%
40%
Own outright33%
Own (mortgage)23%
Private rent40%
Social rent4%
Shared ownership0%

Ethnicity

42%
36%
White British42%
White Other36%
Asian10%
Black2%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional68%
Routine / semi-routine4%
No car household41%
Unemployed2%
No qualifications5%

Housing tenure (Census 2021)

Private rent40%
Social rent4%

vs. London

Income vs London+6.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
211
Live planning apps (800m)
24
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
39
Local approval rate
77%
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)
24
Largest scheme
29 homes · Arthur West House, 79, Arthur West House, 79, Fitzjohn's Avenue, NW3 6PA
Pipeline pressure
NONE

Named schemes (500m)

Arthur West House, 79, Arthur West House, 79, Fitzjohn's Avenue, NW3 6PA29 homes
completed
51, 51, Fitzjohn's Avenue, London, NW3 6PH21 homes
completed
Pavilion Court, 17, Thurlow Road, London, NW3 5PL19 homes
completed
13, 13, LYNDHURST GARDENS, NW313 homes
completed
110, 110, Fitzjohns Avenue, NW3 6NT10 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 5BS

Full postcodeNW3 5BS
Postcode districtNW3
BoroughLondon Borough of Camden
WardBelsize
Latitude51.551359
Longitude-0.174861
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
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