Belsize · Camden · Hampstead and Highgate constituency · 51.54890, -0.17339

NW3 5DB— Belsize, Camden

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

The practical family move

 

Top 5% LondonSchools 100%Safety 82/100Transport 59/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
79
Safety
82
Schools
90
Transport
59
Environment
53
Investment
44

The bottom line

NW3 5DB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Check your dealbreakers

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

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how NW3 5DB meets your needs.

Location

NW3 5DB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.7% vs London avg
vs London crime-13.0% vs London avg

Deep-dive guides for NW3 5DB

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare NW3 5DB with:

Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“The practical family move”

Share:WhatsAppShare on X

How NW3 5DB 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 · 7 min walk

KS2: 109.6

★★

Secondary

The UCL Academy

Good · Inspected May 2024 · 10 min walk

P8: -0.14A8: 46.7

100% of local schools rated Good or Outstanding · based on 33 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 34 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

56.5 incidents per 1,000 residents

Better than 57% of London
→ Stable

-65% vs borough

Crime by type

Anti-social behaviour26%
Vehicle crime20%
Other18%
Burglary17%
Theft9%
Violence & sexual offences9%
Drug offences1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 1.4km

Crime is 13% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£11,582/m²
Price per ft²£1,076/ft²
Avg floor area139 m²

EPC breakdown

B
1%
C
11%
D
9%
E
7%
F
1%

Based on 29 properties · Confidence: medium

Street mix

Terraced 67%Detached 14%Flat 14%Other 6%

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£347,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
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

1995–2025 · CAGR

+6%

Total change

+473%

Market Activity

Price Velocity & Acceleration

Current Velocity

-26.9%

per year

Acceleration

-11.77

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 33 sales

Property Type Mix

Total: 33 sales

Detached15.2%
Terraced72.7%
Flat/maisonette12.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£303k£600k+98%1.8
Post-dot-com plateau2002–2004£495k£374k-24.4%1.3
Pre-crash peak2007–2007£1.64m£1.64m+0%1
GFC & correction2010–2012£4.00m£1.55m-61.2%1.3
Help-to-Buy recovery2013–2016£1.88m£4.90m+161.1%1.8
Brexit uncertainty2017–2019£3.23m£2.80m-13.2%1.7
Pandemic surge2021–2021£2.38m£2.38m+0%2
Current market2025–2025£1.74m£1.74m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.1% alpha

Terraced-1.1% α
Local
7.6%
District
8.7%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Swiss Cottage Underground StationJubilee line
7.1 min walk

Nearby stations

Finchley Road Underground StationNational Rail
6 min walk
Swiss Cottage Underground StationJubilee
7 min walk
Belsize Park Underground StationNorthern
8 min walk
Finchley Road & Frognal Rail StationMildmay
9 min walk
Hampstead Underground StationNorthern
11 min walk
No bus stops within 400m

41

Walkability score

43

Footpaths (500m)

0

Santander docks (800m)

1.1 km

Nearest cycle dock

Central London commute times

London Bridge ★29 min
Victoria32 min ↓
Waterloo31 min ↓
Canary Wharf39 min ↓
City36 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

22

Car parks (800m)

13

EV chargers (800m)

Nearest car park277m
Santander docks (800m)0
Nearest cycle dock1.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

90%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed459 Mbps
Median download433 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: 3.2 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 13%
Less green space than 96% 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): 2

Landslide susceptibility: Medium

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

GRAY'S INN MEDICAL GROUP HAMPSTEAD

5 DALEHAM GARDENS, NW3 5BY

2 min walk

95%

Recommend GP

95%

Overall GP experience

8

GPs within 1km

15

Dentists within 1km

2

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 738 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

73

Parks (1km)

41

Restaurants (800m)

9

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

15

Sports (1km)

0

Convenience

Nearest supermarketWaitrose · 514 m
5 tennis courts1 swimming pools4 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)

762m

Post office

Nearby shops

Shrinath cash & carry463 m
New Istanbul Supermarket464 m
Pop Bakery477 m
Walk-In Local513 m

Nearby cafes

Tania's Coffee487 m
Remon499 m
Caffè Nero507 m
Costa509 m

Nearby restaurants

Teta's91 m
Taherah128 m
Retsina152 m
Hazara161 m

Nearby pubs

Aperivino166 m
The North Star474 m
Backstage Bar501 m
The George571 m

Nearby gyms

PureGym509 m
Anytime Fitness522 m
Tokia566 m
Virgin Active571 m

Nearby pharmacies

Boots498 m
Superdrug525 m
Revital573 m

Nearby health

BrightSmile464 m
Lemoge Clinic469 m
Optimax London475 m
Willow Tree Dental482 m
Food hygiene (5-star)47% of 159

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

CAIREVAL HOLDINGS LIMITED
FLOURISH WITH ZARA LTD
JULIA SEAL NANNYING LIMITED
STUDIOHIRE (LONDON) LIMITED

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 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 score27/100
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

64.3

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,790m
Crossrail 2 route3,633m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,062 nationally

1,452

Est. population

15,860/km²

69%

Employed

78%

Degree educated

£44,800

Median income

1.8%

Claimant rate

Urban coreVery high densityYoung professionals

35

Community stability

Age profile

21%
23%
27%
15%
14%
Under 1821%
18–3423%
35–4927%
50–6415%
65+14%

Tenure

28%
19%
49%
Own outright28%
Own (mortgage)19%
Private rent49%
Social rent4%
Shared ownership0%

Ethnicity

40%
37%
White British40%
White Other37%
Asian9%
Black1%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional68%
Routine / semi-routine5%
No car household52%
Unemployed3%
No qualifications5%

Housing tenure (Census 2021)

Private rent49%
Social rent4%

vs. London

Income vs London+6.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
96
Live planning apps (800m)
23
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
31
Local approval rate
73%
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)
23
Largest scheme
169 homes · SWISS COTTAGE LEISURE CENTRE, CORNER OF, SWISS COTTAGE LEISURE CENTRE, CORNER OF, WINCHESTER ROAD, ADELAIDE ROAD, NW3
Pipeline pressure
NONE

Named schemes (500m)

51, 51, Fitzjohn's Avenue, London, NW3 6PH21 homes
completed
Pavilion Court, 17, Thurlow Road, London, NW3 5PL19 homes
completed
Spencer House, 9, Belsize Park Gardens, London, NW3 4JR18 homes
completed
Fitzjohn's Lodge Hotel, 3, 5 & 7, Fitzjohn's Lodge Hotel, 3, 5 & 7, Fitzjohn's Avenue, NW3 5JY17 homes
completed
Former Howard House 30, Howard House, 30, Belsize Avenue, London, NW3 4AU15 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

Live in NW3 5DB? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for NW3 5DB.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Camden with nearby boroughs:

Camden vs IslingtonCamden vs HaringeyCamden vs WestminsterCamden vs Kensington And Chelsea

Similar postcodes

Frequently asked questions

📍 Track NW3 5DB

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for NW3 5DB

Full postcodeNW3 5DB
Postcode districtNW3
BoroughLondon Borough of Camden
WardBelsize
Latitude51.548899
Longitude-0.173387
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