Belsize · Camden · Hampstead and Highgate constituency · 51.54972, -0.17947

NW3 5RT— Belsize, Camden

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

The practical family move

 

Top 8% LondonSchools 100%Safety 77/100Transport 58/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
74
Safety
77
Schools
90
Transport
58
Environment
54
Investment
43

The bottom line

NW3 5RT offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

NW3 5RT

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+34.0% vs London avg

Deep-dive guides for NW3 5RT

🛡️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 5RT 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 · 5 min walk

KS2: 105.8

★★

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 29 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 29 min walk

5 primaries · 0 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)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 952m

Crime is +34% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£10,638/m²
Price per ft²£988/ft²
Avg floor area76 m²

EPC breakdown

C
15%
D
7%
E
2%

Based on 24 properties · Confidence: medium

Street mix

Detached 3%Flat 97%

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£190,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band EAnnual charge £1,982
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+6.9%

Total change

+594%

Market Activity

Price Velocity & Acceleration

Current Velocity

+26.9%

per year

Acceleration

+51.59

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £600k–£700k · 31 sales

Property Type Mix

Total: 31 sales

Detached3.2%
Flat/maisonette96.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£123k£194k+58.4%2.4
Pre-crash peak2005–2007£330k£396k+19.8%1.7
GFC & correction2008–2012£585k£572k-2.3%1
Help-to-Buy recovery2013–2014£605k£723k+19.5%2
Brexit uncertainty2019–2019£678k£678k+0%2
Pandemic surge2020–2021£746k£890k+19.3%1
Rate-rise correction2022–2022£670k£670k+0%2
Current market2024–2024£850k£850k+0%1

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
7.1%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing5
Trend Position75

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
3.5 min walk

Nearby stations

Finchley Road & Frognal Rail StationMildmay
3 min walk
Finchley Road Underground StationNational Rail
4 min walk
Hampstead Underground StationNorthern
9 min walk
Swiss Cottage Underground StationJubilee
9 min walk
West Hampstead Rail StationMildmay
11 min walk
No bus stops within 400m

60

Walkability score

123

Footpaths (500m)

0

Santander docks (800m)

1.3 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)

6

EV chargers (800m)

Total spaces (800m)64
Nearest car park145m
Santander docks (800m)0
Nearest cycle dock1.3 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 AONB4% green spaceTree canopy: 31%
Less green space than 79% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.3 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

15

Dentists within 1km

2

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

66

Parks (1km)

42

Restaurants (800m)

15

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

32

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The North Star (435 m)

Nearest supermarketAldi · 225 m
19 tennis courts3 swimming pools5 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)

902m

Post office

Nearby shops

Pandoca141 m
Natural Natural424 m
SK Mart445 m
Shrinath cash & carry512 m

Nearby cafes

Streets Coffee170 m
Remon291 m
Starbucks302 m
Bar Bicicletta336 m

Nearby restaurants

Oregano136 m
Domino's137 m
Tasty140 m
Rose Cafe167 m

Nearby pubs

The North Star435 m
Aperivino591 m
King William IV685 m
The Horseshoe697 m

Nearby gyms

Tokia226 m
Virgin Active235 m
PureGym448 m
Cumberland Lawn Tennis Club and Hampstead Cricket Club543 m

Nearby pharmacies

Boots544 m
Superdrug619 m

Nearby health

Optimax London240 m
Lemoge Clinic273 m
My Healthcare clinic492 m
BrightSmile498 m
Food hygiene (5-star)48% of 201

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

BAKGAT LIMITED
IMPERIAL TOWERS (FREEHOLDERS) 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 score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months0

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

4/100

Velocity score

Future outlook

69.8

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,139m
Crossrail 2 route4,022m

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%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
124
Live planning apps (800m)
22
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
24
Local approval rate
65%
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

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Key facts for NW3 5RT

Full postcodeNW3 5RT
Postcode districtNW3
BoroughLondon Borough of Camden
WardBelsize
Latitude51.549722
Longitude-0.179470
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