Belsize · Camden · Hampstead and Highgate constituency · 51.54886, -0.17953

NW3 5RN— Belsize, Camden

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

The urban professional's pick

 

Bottom 25% LondonSchools 100%Safety 77/100Transport 59/100Low yield 2.14%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
69
Safety
77
Schools
90
Transport
59
Environment
54
Investment
41

The bottom line

NW3 5RN offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £1,180,000 median — a strong choice for Families.

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Location

NW3 5RN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price+126.9% vs London avg
vs London income+6.7% vs London avg
vs London crime+34.0% vs London avg

Deep-dive guides for NW3 5RN

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

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How NW3 5RN 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 · 12 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

Granville Plus Nursery School

Good · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

87.3 incidents per 1,000 residents

Higher crime than 66% of London
→ Stable

-46% vs borough

Crime by type

Other27%
Burglary17%
Violence & sexual offences13%
Vehicle crime12%
Anti-social behaviour11%
Theft10%
Drug offences6%
Robbery4%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 975m

Crime is +34% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£1,180,000

Median sale price

Top 10% — 127% above London median

£1,180,000 is 127% above the London median (£520,000)

+1.5%

This year

Flat

Dominant type

Price history

5-year change
-53.3%
Sales (24 months)5
New build0.0%
Avg semi-detached£3,500,000
Avg flat£1,017,500
Price per m²£9,001/m²
Price per ft²£836/ft²
Avg floor area138.9 m²

EPC breakdown

B
20%
C
6%
D
15%
E
6%
F
1%

Based on 48 properties · Confidence: high

Street mix

Semi 8%Terraced 2%Flat 81%Other 8%

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

Stamp duty

Standard buyer£59,250
First-time buyerFTB
£59,250
Additional propertyBTL/2nd
£94,650

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

26.3×

Price-to-income

£5,903/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£347,250
Rebuild cost per m²£2,500/m²

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

Construction era2013
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingHigh performance glazing
Council tax band Band EAnnual charge £1,982
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+3.7%

Total change

+184%

Market Activity

Price Velocity & Acceleration

Current Velocity

-29.6%

per year

Acceleration

+9.62

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £600k–£700k · 44 sales

Property Type Mix

Total: 44 sales

Semi-detached9.1%
Terraced2.3%
Flat/maisonette88.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£302k£230k-23.7%1.5
Post-dot-com plateau2002–2004£310k£1.85m+496.8%1.7
Pre-crash peak2005–2007£520k£350k-32.7%2
GFC & correction2008–2010£515k£675k+30.9%4.5
Help-to-Buy recovery2013–2014£2.52m£3.00m+18.8%5
Brexit uncertainty2018–2018£5.71m£5.71m+0%1
Pandemic surge2021–2021£2.52m£2.52m+0%1
Rate-rise correction2022–2022£2.00m£2.00m+0%1
Current market2024–2025£1.22m£855k-29.6%3.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.4% alpha

Flat/maisonette-1.4% α
Local
3.9%
District
5.3%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
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
Finchley Road Underground StationMetropolitan line
2.3 min walk

Nearby stations

Finchley Road Underground StationNational Rail
3 min walk
Finchley Road & Frognal Rail StationMildmay
4 min walk
Swiss Cottage Underground StationJubilee
8 min walk
West Hampstead Rail StationMildmay
10 min walk
South Hampstead Rail StationLioness
10 min walk
No bus stops within 400m

63

Walkability score

133

Footpaths (500m)

0

Santander docks (800m)

1.2 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)

7

EV chargers (800m)

Total spaces (800m)64
Nearest car park67m
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: 3.3 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 25%
Less green space than 85% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.4 km

Energy

Solar: 852 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 3

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

5 min walk

95%

Recommend GP

95%

Overall GP experience

5

GPs within 1km

14

Dentists within 1km

3

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 1.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

65

Parks (1km)

38

Restaurants (800m)

15

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

29

Sports (1km)

3

Convenience

Nearest supermarketAldi · 142 m
18 tennis courts1 swimming pools5 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)

814m

Post office

Nearby shops

Pandoca108 m
Natural Natural328 m
SK Mart349 m
Shrinath cash & carry425 m

Nearby cafes

Streets Coffee170 m
Remon196 m
Starbucks236 m
Loft Coffee Company242 m

Nearby restaurants

Tasty113 m
Oriental Star117 m
Oregano120 m
Rose Cafe146 m

Nearby pubs

The North Star342 m
Aperivino591 m
Backstage Bar647 m
The Gardens777 m

Nearby gyms

Tokia157 m
Virgin Active165 m
PureGym354 m
Anytime Fitness524 m

Nearby pharmacies

Boots455 m
Superdrug533 m

Nearby health

Optimax London144 m
Lemoge Clinic177 m
My Healthcare clinic399 m
BrightSmile410 m
Food hygiene (5-star)46% of 165

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

BALINEUM LIMITED
COBL UK LTD
PHOENIX TILE STUDIO LIMITED
SEVEN NG MANAGEMENT COMPANY LIMITED
SOUTH HAMPSTEAD JUNIOR SCHOOL HARDSHIP FUND LIMITED

+1 more

Investment

Investment grade, yield and market outlook

41

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.1%) 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
2.1% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score16/100
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

55.8

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,071m
Crossrail 2 route3,969m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,678 nationally

1,386

Est. population

9,516/km²

64%

Employed

71%

Degree educated

£44,800

Median income

3.6%

Claimant rate

Inner cityHigh densityYoung professionals

25

Community stability

Age profile

22%
31%
24%
13%
Under 1822%
18–3431%
35–4925%
50–6413%
65+9%

Tenure

18%
60%
Own outright18%
Own (mortgage)12%
Private rent60%
Social rent10%
Shared ownership1%

Ethnicity

27%
34%
23%
White British27%
White Other34%
Asian23%
Black4%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine9%
No car household60%
Unemployed5%
No qualifications7%

Housing tenure (Census 2021)

Private rent60%
Social rent10%

vs. London

Income vs London+6.7%
Price vs London+126.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
88
Live planning apps (800m)
22
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
22
Local approval rate
61%
Borough approval rate
87%
Historic landfill (400m)
1
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)
16
Largest scheme
109 homes · 321, Finchley Road, London, NW3 6EP
Pipeline pressure
NONE

Named schemes (500m)

321, Finchley Road, London, NW3 6EP109 homes
completed
2-28 & ADJOINING LAND, 26, Lithos Road, London, NW3 6EF39 homes
completed
321, Finchley Road, London, NW3 6EP32 homes
completed
ROSEMONT EMBANKMENT, LAND TO REAR OF, 16-26, 30-32, ROSEMONT EMBANKMENT, LAND TO REAR OF, 16-26, 30-32, ROSEMONT ROAD, NW327 homes
completed
Lithos House, 307, Lithos House, 307, Finchley Road, NW3 6EH21 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£1,180,000)

£59,250

Standard buyer

£59,250

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for NW3 5RN

Full postcodeNW3 5RN
Postcode districtNW3
BoroughLondon Borough of Camden
WardBelsize
Latitude51.548859
Longitude-0.179533
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