The bottom line
NW3 5PF offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.
The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.
Check your dealbreakers
Toggle the things that matter to you — see how NW3 5PF scores on each.
Toggle a question above to see how NW3 5PF meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for NW3 5PF
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Postcode Personality
“The family fortress”
How NW3 5PF has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
Primary
Rosary Catholic Primary School
Not yet inspected · 3 min walk
KS2: 105.1
Secondary
The UCL Academy
Good · Inspected May 2024 · 15 min walk
100% of local schools rated Good or Outstanding · based on 33 schools within 1.5km
Childcare
Childcare
Portman Early Childhood Centre
Outstanding · 38 min walk
7 primaries · 0 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
147.5 incidents per 1,000 residents
-8% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
3
Serious within 200m
Fire risk
LOW
Risk band
1
Incidents (1yr)
8
Incidents (5yr)
Nearest station: West Hampstead Fire Station · 1.6km
Crime is +127% above London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 20 properties · Confidence: medium
LHA rates — Inner North London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Data not yet available for this postcode.
Buyer vs Seller Score
Market conditions index — insufficient data
Buyer vs Seller Score
Market conditions index — insufficient data
Data not yet available for this postcode.
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 4
Good
Nearby stations
48
Walkability score
50
Footpaths (500m)
0
Santander docks (800m)
1.3 km
Nearest cycle dock
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
17
Car parks (800m)
5
EV chargers (800m)
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
96%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Hampstead Heath Woods SSSI — 1.8 km
Energy
Ground stability
Geology: DIAMICTON
Subsidence risk: Low
Shrink-swell: Low
Landslide records (2km): 1
Landslide susceptibility: Low
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
KEATS GROUP PRACTICE
1B DOWNSHIRE HILL, NW3 1NR
4 min walk
75%
Recommend GP
75%
Overall GP experience
8
GPs within 1km
8
Dentists within 1km
1
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
64
Parks (1km)
30
Restaurants (800m)
18
Cafes (800m)
3
Pubs (400m)
2
Pharmacies (800m)
2
Gyms (1km)
13
Sports (1km)
0
Convenience
Nightlife (500m)
0
Nightclubs
3
Late-night venues
0
Libraries (1km)
2
Cinemas (2km)
368m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
50
Investment score
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.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
52.4
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 6/10
Around average
Index of Multiple Deprivation
Rank: 19,019 nationally
1,586
Est. population
9,690/km²
63%
Employed
66%
Degree educated
£44,800
Median income
2.8%
Claimant rate
34
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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