Belsize · Camden · Hampstead and Highgate constituency · 51.55088, -0.17308

NW3 5QS— Belsize, Camden

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

The practical family move

 

Top 5% LondonSchools 100%Safety 80/100Transport 48/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Strong for families — high safety and school scores

Liveability
78
Safety
80
Schools
90
Transport
48
Environment
53
Investment
43

The bottom line

NW3 5QS 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.

Check your dealbreakers

Toggle the things that matter to you — see how NW3 5QS scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how NW3 5QS meets your needs.

Location

NW3 5QS

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 5QS

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare NW3 5QS with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“The practical family move”

Share:WhatsAppShare on X

How NW3 5QS 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 · 4 min walk

KS2: 109.6

★★

Secondary

The UCL Academy

Good · Inspected May 2024 · 13 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 · 36 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 · 1.4km

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£14,031/m²
Price per ft²£1,304/ft²
Avg floor area151.7 m²

EPC breakdown

B
2%
C
6%
D
6%
E
4%
F
2%

Based on 20 properties · Confidence: medium

Street mix

Semi 2%Terraced 2%Detached 11%Flat 83%Other 2%

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£379,250
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
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

1996–2025 · CAGR

+3.7%

Total change

+187%

Market Activity

Price Velocity & Acceleration

Current Velocity

-51.8%

per year

Acceleration

+3.03

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £350k–£400k · 45 sales

Property Type Mix

Total: 45 sales

Detached11.1%
Semi-detached2.2%
Terraced2.2%
Flat/maisonette84.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£715k£225k-68.5%4.7
Post-dot-com plateau2001–2004£525k£589k+12.3%3.5
Pre-crash peak2005–2007£581k£1.00m+72.4%1.3
GFC & correction2009–2011£1.77m£850k-52.1%1.5
Help-to-Buy recovery2013–2014£6.62m£1.70m-74.3%1
Brexit uncertainty2017–2018£1.37m£1.45m+5.5%1.5
Pandemic surge2021–2021£1.34m£1.34m+0%1
Rate-rise correction2022–2023£9.40m£4.25m-54.8%1
Current market2025–2025£2.05m£2.05m+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.6% alpha

Flat/maisonette+0.6% α
Local
6.5%
District
5.9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Hampstead Underground StationNorthern line
8 min walk

Nearby stations

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

41

Walkability score

41

Footpaths (500m)

0

Santander docks (800m)

1.2 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

23

Car parks (800m)

10

EV chargers (800m)

Nearest car park348m
Santander docks (800m)0
Nearest cycle dock1.2 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: 3.4 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 70%
Less green space than 94% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.0 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

GRAY'S INN MEDICAL GROUP HAMPSTEAD

5 DALEHAM GARDENS, NW3 5BY

4 min walk

95%

Recommend GP

95%

Overall GP experience

10

GPs within 1km

9

Dentists within 1km

1

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 598 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

51

Parks (1km)

28

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

15

Sports (1km)

0

Convenience

Nearest supermarketPlanet Organic · 528 m
4 tennis courts1 swimming pools4 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)

506m

Post office

Nearby shops

Euphorium485 m
Pandoca595 m
Bread Ahead630 m
Shrinath cash & carry668 m

Nearby cafes

The Giraffe Cafe460 m
Joe & The Juice494 m
Caffè Nero515 m
Von Crumb555 m

Nearby restaurants

Hazara181 m
Retsina185 m
Taherah195 m
Bourne's Fishmongers207 m

Nearby pubs

Aperivino247 m
The George431 m
The Roebuck502 m
King William IV593 m

Nearby gyms

Barre Core473 m
Armoury Fitness561 m
Tokia657 m
Virgin Active665 m

Nearby pharmacies

Revital519 m
Boots704 m
Superdrug740 m

Nearby health

Practice on the Hill440 m
Royal Free Hospital580 m
Optimax London599 m
Lemoge Clinic606 m
Food hygiene (5-star)49% of 158

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

E

High street health

Registered businesses

13 WEDDERBURN ROAD LIMITED
360DILIGENCE LIMITED
7 WEDDERBURN ROAD RESIDENT FREEHOLD LIMITED
BRICKS & FUEL (DUKE STREET) LIMITED
BRICKS AND FUEL LIMITED

+6 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 score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months0

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

65.2

Price growth score

B
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,945m
Crossrail 2 route3,762m

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)
162
Live planning apps (800m)
23
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
40
Local approval rate
75%
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)

51, 51, Fitzjohn's Avenue, London, NW3 6PH21 homes
completed
Pavilion Court, 17, Thurlow Road, London, NW3 5PL19 homes
completed
Spencer House, 9, Belsize Park Gardens, London, NW3 4JR18 homes
completed
Former Howard House 30, Howard House, 30, Belsize Avenue, London, NW3 4AU15 homes
completed
13, 13, LYNDHURST GARDENS, NW313 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

Live in NW3 5QS? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for NW3 5QS.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Camden with nearby boroughs:

Camden vs IslingtonCamden vs HaringeyCamden vs WestminsterCamden vs Kensington And Chelsea

Similar postcodes

Frequently asked questions

📍 Track NW3 5QS

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for NW3 5QS

Full postcodeNW3 5QS
Postcode districtNW3
BoroughLondon Borough of Camden
WardBelsize
Latitude51.550881
Longitude-0.173077
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