Belsize · Camden · Hampstead and Highgate constituency · 51.54854, -0.17549

NW3 5NB— Belsize, Camden

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

The practical family move

 

Top 5% LondonSchools 100%Safety 82/100Transport 61/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
81
Safety
82
Schools
90
Transport
61
Environment
53
Investment
44

The bottom line

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

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Location

NW3 5NB

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 5NB

🛡️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 5NB 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 · 4 min walk

KS2: 105.8

★★

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 32 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 33 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 1.3km

Crime is 13% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£10,859/m²
Price per ft²£1,009/ft²
Avg floor area104.7 m²

EPC breakdown

C
8%
D
22%
E
8%
F
2%

Based on 40 properties · Confidence: high

Street mix

Semi 2%Flat 98%

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£261,750
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 fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,343
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.3%

Total change

+532%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.4%

per year

Acceleration

-29.53

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £350k–£400k · 56 sales

Property Type Mix

Total: 56 sales

Semi-detached1.8%
Flat/maisonette98.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£170k£338k+98.5%3.5
Post-dot-com plateau2001–2004£393k£345k-12.2%2.5
Pre-crash peak2005–2006£210k£448k+113.1%1.5
GFC & correction2008–2012£1.23m£680k-44.5%1.7
Help-to-Buy recovery2014–2016£850k£1.35m+58.8%1
Brexit uncertainty2017–2019£450k£1.09m+141.7%1.5
Pandemic surge2020–2021£975k£895k-8.2%2
Rate-rise correction2023–2023£1.01m£1.01m+0%4
Current market2024–2025£1.20m£1.07m-10.4%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.4% alpha

Flat/maisonette-0.4% α
Local
6.2%
District
6.6%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Finchley Road Underground StationJubilee line
4.3 min walk

Nearby stations

Finchley Road Underground StationNational Rail
4 min walk
Swiss Cottage Underground StationJubilee
7 min walk
Finchley Road & Frognal Rail StationMildmay
7 min walk
Belsize Park Underground StationNorthern
10 min walk
South Hampstead Rail StationLioness
10 min walk
No bus stops within 400m

50

Walkability score

88

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

24

Car parks (800m)

12

EV chargers (800m)

Nearest car park217m
Santander docks (800m)0
Nearest cycle dock1.1 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: 3.2 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 58%
Less green space than 92% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.3 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

1 min walk

95%

Recommend GP

95%

Overall GP experience

6

GPs within 1km

14

Dentists within 1km

1

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 877 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

61

Parks (1km)

47

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

17

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Aperivino (316 m)

Nearest supermarketWaitrose · 372 m
5 tennis courts1 swimming pools5 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)

715m

Post office

Nearby shops

Shrinath cash & carry365 m
New Istanbul Supermarket371 m
Pandoca390 m
Natural Natural390 m

Nearby cafes

Remon350 m
Caffè Nero394 m
Garden Breakfast Café396 m
Loft Coffee Company399 m

Nearby restaurants

Teta's242 m
Taherah279 m
Retsina301 m
Hazara310 m

Nearby pubs

Aperivino316 m
The North Star350 m
Backstage Bar480 m
The George709 m

Nearby gyms

PureGym383 m
Tokia415 m
Virgin Active420 m
Anytime Fitness443 m

Nearby pharmacies

Boots402 m
Superdrug448 m
Revital725 m

Nearby health

Lemoge Clinic319 m
Optimax London324 m
BrightSmile361 m
My Healthcare clinic392 m
Food hygiene (5-star)48% of 198

Business

Local businesses registered here

Active businesses
5
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

22 FITZJOHNS AVENUE LIMITED
24 FITZJOHNS AVENUE LIMITED
38, FITZJOHNS AVENUE MANAGEMENT COMPANY LIMITED
ALODIUM LIMITED
NORTHSCRIBE 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 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 score29/100
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

71.3

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,856m
Crossrail 2 route3,722m

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)
66
Live planning apps (800m)
25
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
25
Local approval rate
67%
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)
17
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
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
42-45, 42, Belsize Park, Y, London, NW3 4EE10 homes
completed
Former 11, 11, Netherhall Gardens, London, NW3 5RN9 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 5NB

Full postcodeNW3 5NB
Postcode districtNW3
BoroughLondon Borough of Camden
WardBelsize
Latitude51.548536
Longitude-0.175493
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