Hampstead Town · Camden · Hampstead and Highgate constituency · 51.55307, -0.17358

NW3 5PP— Hampstead Town, Camden

Location and area intelligence for NW3 5PP, Hampstead Town, Camden

The practical family move

 

Top 5% LondonSchools 100%Safety 80/100Transport 50/100Low yield 2.68%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Strong for families — high safety and school scores

Liveability
77
Safety
80
Schools
90
Transport
50
Environment
53
Investment
54

The bottom line

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

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

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Location

NW3 5PP

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+1.0% vs London avg

Deep-dive guides for NW3 5PP

🛡️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 5PP 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 · 2 min walk

KS2: 109.6

★★

Secondary

The UCL Academy

Good · Inspected May 2024 · 16 min walk

P8: -0.14A8: 46.7

100% of local schools rated Good or Outstanding · based on 30 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 39 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

65.4 incidents per 1,000 residents

Better than 50% of London
→ Stable

-59% vs borough

Crime by type

Other23%
Vehicle crime19%
Burglary17%
Anti-social behaviour15%
Theft14%
Violence & sexual offences12%
Drug offences1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 1.3km

Crime is +1% above London average

Property

Prices, sales volume and market trends

Avg floor area153.7 m²

EPC breakdown

C
9%
D
10%
E
3%
F
1%

Based on 23 properties · Confidence: medium

Street mix

Semi 6%Detached 4%Flat 90%

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£384,250
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band FAnnual charge £2,343
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+10.6%

Total change

+1560%

Market Activity

Price Velocity & Acceleration

Current Velocity

+616.5%

per year

Acceleration

+667.72

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £600k–£700k · 50 sales

Property Type Mix

Total: 50 sales

Detached4%
Semi-detached6%
Flat/maisonette90%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£216k£324k+50%2
Post-dot-com plateau2001–2004£395k£473k+19.8%1.8
Pre-crash peak2005–2007£485k£647k+33.4%4.7
GFC & correction2008–2012£2.31m£915k-60.4%1
Help-to-Buy recovery2013–2016£975k£1.49m+52.8%3
Brexit uncertainty2017–2019£1.21m£1.73m+43%1
Pandemic surge2020–2021£1.55m£1.02m-34%2
Rate-rise correction2022–2023£500k£3.58m+616.5%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Flat/maisonette+0.7% α
Local
8.2%
District
7.5%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

10out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing21
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Hampstead Underground StationNorthern line
5.3 min walk
Hampstead Heath

Nearby stations

Hampstead Underground StationNorthern
6 min walk
Hampstead Heath Rail StationMildmay
7 min walk
Hampstead HeathNational Rail
7 min walk
Belsize Park Underground StationNorthern
8 min walk
Finchley Road & Frognal Rail StationMildmay
9 min walk
No bus stops within 400m

46

Walkability score

47

Footpaths (500m)

0

Santander docks (800m)

1.4 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)

2

EV chargers (800m)

Nearest car park149m
Santander docks (800m)0
Nearest cycle dock1.4 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: 3.6 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 70%
Less green space than 94% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 1.8 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

KEATS GROUP PRACTICE

1B DOWNSHIRE HILL, NW3 1NR

4 min walk

75%

Recommend GP

75%

Overall GP experience

8

GPs within 1km

10

Dentists within 1km

1

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 573 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

49

Parks (1km)

33

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: King William IV (368 m)

Nearest supermarketPlanet Organic · 285 m
5 tennis courts1 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)

605m

Post office

Nearby shops

Bread Ahead407 m
Euphorium569 m
Ham&High631 m
Hamstead Supermarket & Off License650 m

Nearby cafes

The Giraffe Cafe221 m
Caffè Nero270 m
Coffee Cup393 m
Mani's405 m

Nearby restaurants

Ottolenghi214 m
Oak & Poppy224 m
Shah Bagh248 m
Côte Brasserie312 m

Nearby pubs

King William IV368 m
The Roebuck424 m
The George438 m
The Horseshoe467 m

Nearby gyms

Barre Core396 m
Armoury Fitness483 m
Heartcore Hampstead505 m
Globe Tennis Club738 m

Nearby pharmacies

Revital617 m
Boots635 m
Superdrug967 m

Nearby health

Practice on the Hill215 m
Dental Perfection548 m
Royal Free Hospital563 m
heath health care659 m
Food hygiene (5-star)55% of 155

Business

Local businesses registered here

Active businesses
8
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

E

High street health

Registered businesses

21 THURLOW ROAD MANAGEMENT COMPANY LIMITED
23 THURLOW ROAD LIMITED
28 THURLOW ROAD LIMITED
COLIN TOURICK AND ASSOCIATES LIMITED
DOWMAN PROPERTIES LIMITED

+3 more

Investment

Investment grade, yield and market outlook

54

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 score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Future outlook

55.3

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,155m
Crossrail 2 route3,954m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,645 nationally

1,560

Est. population

7,796/km²

67%

Employed

79%

Degree educated

£44,800

Median income

1.6%

Claimant rate

Inner cityHigh densityYoung professionals

41

Community stability

Age profile

26%
17%
27%
15%
16%
Under 1826%
18–3417%
35–4927%
50–6415%
65+16%

Tenure

33%
23%
40%
Own outright33%
Own (mortgage)23%
Private rent40%
Social rent4%
Shared ownership0%

Ethnicity

42%
36%
White British42%
White Other36%
Asian10%
Black2%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional68%
Routine / semi-routine4%
No car household41%
Unemployed2%
No qualifications5%

Housing tenure (Census 2021)

Private rent40%
Social rent4%

vs. London

Income vs London+6.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
288
Live planning apps (800m)
24
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
43
Local approval rate
79%
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)
22
Largest scheme
60 homes · Bartrams Convent Hostel, Bartrams Convent Hostel, Rowland Hill Street, NW3 2AD
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
6, Kemplay Road, London, NW3 1SY10 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
21.1%
Ward turnout
48%
Election year
2026
MP
Tulip Siddiq (Labour)
MP majority
14,970
Constituency
Hampstead and Highgate

Councillors

Linda ChungLib Dems
Stephen StarkConservative

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Key facts for NW3 5PP

Full postcodeNW3 5PP
Postcode districtNW3
BoroughLondon Borough of Camden
WardHampstead Town
Latitude51.553065
Longitude-0.173581
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