Belsize · Camden · Hampstead and Highgate constituency · 51.55125, -0.17551

NW3 5BT— Belsize, Camden

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

The practical family move

 

Top 13% LondonSchools 100%Safety 77/100Transport 49/100Low yield 2.68%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
72
Safety
77
Schools
90
Transport
49
Environment
53
Investment
55

The bottom line

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

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

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Toggle the things that matter to you — see how NW3 5BT scores on each.

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

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Location

NW3 5BT

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+34.0% vs London avg

Deep-dive guides for NW3 5BT

🛡️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 5BT 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 31 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

87.3 incidents per 1,000 residents

Higher crime than 66% of London
→ Stable

-46% vs borough

Crime by type

Other27%
Burglary17%
Violence & sexual offences13%
Vehicle crime12%
Anti-social behaviour11%
Theft10%
Drug offences6%
Robbery4%

Road safety

92

Road safety score

4

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 1.2km

Crime is +34% above London average

Property

Prices, sales volume and market trends

Avg floor area56.7 m²

EPC breakdown

C
23%
D
6%
E
2%

Based on 31 properties · Confidence: high

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£141,750
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
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £1,982
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Distribution

P25: £700k+ · P75: £700k+ · 1 sales

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Rate-rise correction2023–2023£3.45m£3.45m+0%1

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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

Finchley Road & Frognal Rail StationMildmay
7 min walk
Finchley Road Underground StationNational Rail
7 min walk
Hampstead Underground StationNorthern
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

36

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

24

Car parks (800m)

6

EV chargers (800m)

Nearest car park217m
Santander docks (800m)0
Nearest cycle dock1.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

7%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed127 Mbps
Median download175 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: 3.5 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 58%
Less green space than 94% 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

8

GPs within 1km

16

Dentists within 1km

1

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 740 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

52

Parks (1km)

58

Restaurants (800m)

16

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

12

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Aperivino (395 m)

Nearest supermarketPlanet Organic · 476 m
5 tennis courts2 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)

1.0km

Post office

Nearby shops

Pandoca464 m
Bread Ahead531 m
Natural Natural647 m
Euphorium655 m

Nearby cafes

The Giraffe Cafe453 m
Caffè Nero471 m
Streets Coffee488 m
Kentish Town Stores512 m

Nearby restaurants

Hazara338 m
Retsina338 m
Taherah339 m
Teta's350 m

Nearby pubs

Aperivino395 m
King William IV499 m
The Horseshoe562 m
The George580 m

Nearby gyms

Tokia540 m
Virgin Active549 m
Barre Core590 m
Heartcore Hampstead620 m

Nearby pharmacies

Revital691 m
Boots697 m
Superdrug749 m

Nearby health

Practice on the Hill456 m
Optimax London509 m
Lemoge Clinic527 m
BrightSmile654 m
Food hygiene (5-star)51% of 247

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

A

High street health

Investment

Investment grade, yield and market outlook

55

Investment score

Good

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 score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Future outlook

47.9

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,085m
Crossrail 2 route3,915m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,678 nationally

1,386

Est. population

9,516/km²

64%

Employed

71%

Degree educated

£44,800

Median income

3.6%

Claimant rate

Inner cityHigh densityYoung professionals

25

Community stability

Age profile

22%
31%
24%
13%
Under 1822%
18–3431%
35–4925%
50–6413%
65+9%

Tenure

18%
60%
Own outright18%
Own (mortgage)12%
Private rent60%
Social rent10%
Shared ownership1%

Ethnicity

27%
34%
23%
White British27%
White Other34%
Asian23%
Black4%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine9%
No car household60%
Unemployed5%
No qualifications7%

Housing tenure (Census 2021)

Private rent60%
Social rent10%

vs. London

Income vs London+6.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
219
Live planning apps (800m)
29
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
6
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)
28
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
39, 39, 39 Netherhall Garden Londo NW3 5RL, Y, NW3 5RL10 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 5BT

Full postcodeNW3 5BT
Postcode districtNW3
BoroughLondon Borough of Camden
WardBelsize
Latitude51.551252
Longitude-0.175514
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