Belsize · Camden · Hampstead and Highgate constituency · 51.54675, -0.17910

NW3 5HT— Belsize, Camden

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

The practical family move

 

Top 5% LondonSchools 100%Safety 64/100Transport 65/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Young professionals

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Strong, well-rated schools set this area apart

Liveability
76
Safety
64
Schools
90
Transport
65
Environment
53
Investment
43

The bottom line

NW3 5HT offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Young professionals who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Families.

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Location

NW3 5HT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+6.7% vs London avg
vs London crime+164.0% vs London avg

Deep-dive guides for NW3 5HT

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

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“The practical family move”

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How NW3 5HT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Holy Trinity CofE Primary School, NW3

Not yet inspected · Inspected Nov 2024 · 1 min walk

KS2: 105.8

★★

Secondary

The UCL Academy

Good · Inspected May 2024 · 9 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

Granville Plus Nursery School

Good · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

171.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+7% vs borough

Crime by type

Other39%
Violence & sexual offences14%
Theft13%
Anti-social behaviour11%
Vehicle crime8%
Robbery7%
Burglary6%
Drug offences3%

Road safety

98

Road safety score

2

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

2

Incidents (1yr)

3

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 1.1km

Crime is +164% above 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£6,735/m²
Price per ft²£626/ft²
Avg floor area85.1 m²

EPC breakdown

C
9%
D
5%
E
3%

Based on 17 properties · Confidence: medium

Street mix

Flat 75%Other 25%

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£212,750
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)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £1,982
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2024 · CAGR

+4.6%

Total change

+233%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.3%

per year

Acceleration

+12.81

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 12 sales

Property Type Mix

Total: 12 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£177k£223k+25.7%1.3
Post-dot-com plateau2004–2004£575k£575k+0%1
Pre-crash peak2005–2005£431k£431k+0%1
GFC & correction2008–2008£520k£520k+0%1
Help-to-Buy recovery2013–2013£496k£496k+0%2
Brexit uncertainty2019–2019£538k£538k+0%1
Rate-rise correction2023–2023£530k£530k+0%1
Current market2024–2024£590k£590k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.4% alpha

Flat/maisonette-2.4% α
Local
5.9%
District
8.3%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 75% of London
Finchley Road Underground StationJubilee line
0.6 min walk

Nearby stations

Finchley Road Underground StationNational Rail
0 min walk
Swiss Cottage Underground StationJubilee
6 min walk
Finchley Road & Frognal Rail StationMildmay
6 min walk
South Hampstead Rail StationLioness
7 min walk
West Hampstead Underground StationJubilee
10 min walk
No bus stops within 400m

65

Walkability score

148

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

28

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)64
Nearest car park87m
Santander docks (800m)0
Nearest cycle dock1.1 km

Connectivity

Broadband and mobile coverage

97%

Full fibre

88%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed448 Mbps
Median download429 Mbps
Superfast coverage97%
All operators 5G98%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 28.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 78% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.1 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 10%
Less green space than 88% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.6 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): 3

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

4 min walk

95%

Recommend GP

95%

Overall GP experience

5

GPs within 1km

12

Dentists within 1km

5

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 1.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

71

Parks (1km)

35

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

22

Sports (1km)

6

Convenience

Nearest supermarketWaitrose · 52 m
10 tennis courts1 swimming pools6 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)

590m

Post office

Nearby shops

Natural Natural93 m
SK Mart117 m
Shrinath cash & carry211 m
New Istanbul Supermarket230 m

Nearby cafes

Remon75 m
Loft Coffee Company97 m
Garden Breakfast Café98 m
Caffè Nero173 m

Nearby restaurants

Yamatora6 m
Pret A Manger72 m
Pho Ta84 m
My Tortellini88 m

Nearby pubs

The North Star113 m
Backstage Bar466 m
The Arches Wine Bar & Restaurant551 m
Aperivino618 m

Nearby gyms

PureGym117 m
Virgin Active219 m
Tokia222 m
Anytime Fitness306 m

Nearby pharmacies

Boots234 m
Superdrug316 m
Hodgetts Chemist1.1 km

Nearby health

Lemoge Clinic68 m
Optimax London108 m
My Healthcare clinic168 m
BrightSmile194 m
Food hygiene (5-star)46% of 154

Business

Local businesses registered here

Active businesses
150
New (last 12 months)
19
Dissolved (last 12 months)
0
Industry diversity
53
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

A&I DEDA GROUNDWORKS LTD
ABEDIN ACCOUNTANTS LTD
ABEDIN FINANCIAL SERVICES LTD
ABEDIN GROUP LTD
ABEDIN HOMES LONDON LTD

+15 more

Investment

Investment grade, yield and market outlook

43

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 high.

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 months0

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

4/100

Velocity score

Future outlook

79.3

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,880m
Crossrail 2 route3,812m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,362 nationally

1,508

Est. population

12,181/km²

71%

Employed

74%

Degree educated

£44,800

Median income

2.1%

Claimant rate

Urban coreHigh densityYoung professionals

24

Community stability

Age profile

17%
33%
28%
Under 1817%
18–3433%
35–4928%
50–6412%
65+10%

Tenure

17%
14%
63%
Own outright17%
Own (mortgage)14%
Private rent63%
Social rent5%
Shared ownership0%

Ethnicity

28%
32%
25%
White British28%
White Other32%
Asian25%
Black2%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional62%
Routine / semi-routine6%
No car household66%
Unemployed4%
No qualifications6%

Housing tenure (Census 2021)

Private rent63%
Social rent5%

vs. London

Income vs London+6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
29
Live planning apps (800m)
17
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
21
Local approval rate
56%
Borough approval rate
87%
Historic landfill (400m)
1
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)
18
Largest scheme
109 homes · 321, Finchley Road, London, NW3 6EP
Pipeline pressure
NONE

Named schemes (500m)

Marlborough House, 179, Finchley Road, London, NW3 6LB18 homes
completed
Fitzjohn's Lodge Hotel, 3, 5 & 7, Fitzjohn's Lodge Hotel, 3, 5 & 7, Fitzjohn's Avenue, NW3 5JY17 homes
completed
10, 10, Canfield Gardens, NW6 3JS16 homes
completed
1-3, 2, Goldhurst Terrace, London, NW6 3HU12 homes
completed
Broadhurst House, 1, Broadhurst Gardens, London, NW6 3QX12 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 5HT

Full postcodeNW3 5HT
Postcode districtNW3
BoroughLondon Borough of Camden
WardBelsize
Latitude51.546748
Longitude-0.179098
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