Hampstead Town · Camden · Hampstead and Highgate constituency · 51.55349, -0.17234

NW3 5PS— Hampstead Town, Camden

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

The family fortress

 

Top 5% LondonSchools 100%Safety 80/100Transport 50/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
80
Safety
80
Schools
90
Transport
50
Environment
83
Investment
43

The bottom line

NW3 5PS offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families and Owner-occupiers.

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Location

NW3 5PS

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 5PS

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

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“The family fortress”

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How NW3 5PS 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 · 3 min walk

KS2: 109.6

★★

Secondary

The UCL Academy

Good · Inspected May 2024 · 17 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 · 40 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)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 1.4km

Crime is +1% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£8,517/m²
Price per ft²£791/ft²
Avg floor area167.2 m²

EPC breakdown

C
4%
D
3%
E
2%

Based on 9 properties · Confidence: low

Street mix

Semi 13%Terraced 4%Flat 83%

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£418,000
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+4.5%

Total change

+259%

Market Activity

Price Velocity & Acceleration

Current Velocity

-23.0%

per year

Acceleration

+55.27

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £500k–£600k · 23 sales

Property Type Mix

Total: 23 sales

Semi-detached13%
Terraced4.3%
Flat/maisonette82.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£290k£650k+124.1%1
Post-dot-com plateau2002–2004£1.24m£780k-37%2.3
Pre-crash peak2005–2007£551k£1.13m+104.3%2.7
GFC & correction2012–2012£1.01m£1.01m+0%2
Help-to-Buy recovery2013–2016£1.26m£6.20m+392.1%1
Current market2024–2026£1.35m£1.04m-23%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Flat/maisonette+0.7% α
Local
8.1%
District
7.4%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

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
5.6 min walk
Hampstead Heath

Nearby stations

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

49

Walkability score

50

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

22

Car parks (800m)

2

EV chargers (800m)

Nearest car park154m
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: 3.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 1.7 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

3 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 · 487 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

51

Parks (1km)

38

Restaurants (800m)

16

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Roebuck (332 m)

Nearest supermarketPlanet Organic · 283 m
6 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)

555m

Post office

Nearby shops

Bread Ahead437 m
Euphorium516 m
Ham&High537 m
Hamstead Supermarket & Off License556 m

Nearby cafes

The Giraffe Cafe177 m
Caffè Nero261 m
Coffee Cup423 m
Mani's439 m

Nearby restaurants

Ottolenghi143 m
Oak & Poppy182 m
Shah Bagh230 m
Côte Brasserie335 m

Nearby pubs

The Roebuck332 m
The George366 m
King William IV396 m
The Freemasons Arms444 m

Nearby gyms

Barre Core305 m
Armoury Fitness389 m
Heartcore Hampstead533 m
Globe Tennis Club673 m

Nearby pharmacies

Revital565 m
Boots584 m
Pharmacyrepublic691 m
Superdrug1.0 km

Nearby health

Practice on the Hill146 m
Royal Free Hospital480 m
heath health care565 m
Dental Perfection574 m
Food hygiene (5-star)55% of 178

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

E

High street health

Registered businesses

5 ELDON GROVE HAMPSTEAD LIMITED
6 ELDON GROVE MANAGEMENT LIMITED

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 score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months1

Rental market

High

Demand

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

74

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,138m
Crossrail 2 route3,927m

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)
240
Live planning apps (800m)
22
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
44
Local approval rate
84%
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
60 homes · Bartrams Convent Hostel, Bartrams Convent Hostel, Rowland Hill Street, NW3 2AD
Pipeline pressure
NONE

Named schemes (500m)

Pavilion Court, 17, Thurlow Road, London, NW3 5PL19 homes
completed
3 & 5, 3, Rosslyn Hill, London, NW3 5UL14 homes
completed
13, 13, LYNDHURST GARDENS, NW313 homes
completed
Former Garages Adjacent To 16 Village Close, Belsize Lane, Y, London, NW3 5AH10 homes
completed
2, 2, Rosslyn Hill, London, NW3 1PH10 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 5PS

Full postcodeNW3 5PS
Postcode districtNW3
BoroughLondon Borough of Camden
WardHampstead Town
Latitude51.553486
Longitude-0.172338
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