Belsize · Camden · Hampstead and Highgate constituency · 51.54759, -0.17739

NW3 5SU— Belsize, Camden

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

The practical family move

 

Top 5% LondonSchools 100%Safety 64/100Transport 64/100Low yield 2.68%⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
76
Safety
64
Schools
90
Transport
64
Environment
53
Investment
55

The bottom line

NW3 5SU offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

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

Less suited to Families.

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Location

NW3 5SU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.7% vs London avg
vs London crime+164.0% vs London avg

Deep-dive guides for NW3 5SU

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

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How NW3 5SU 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 · 2 min walk

KS2: 105.8

★★

Secondary

The UCL Academy

Good · Inspected May 2024 · 10 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 · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

171.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+7% vs borough

Crime by type

Other39%
Violence & sexual offences14%
Theft13%
Anti-social behaviour11%
Vehicle crime8%
Robbery7%
Burglary6%
Drug offences3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

3

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 1.2km

Crime is +164% above London average

Property

Prices, sales volume and market trends

Avg floor area178.2 m²

EPC breakdown

B
3%
C
7%
D
6%
E
1%

Based on 17 properties · Confidence: medium

Street mix

Semi 26%Flat 71%Other 3%

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£445,500
Rebuild cost per m²£2,500/m²

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

Construction era2021
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

1995–2022 · CAGR

+18.1%

Total change

+8779%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1423.1%

per year

Acceleration

+1507.96

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £600k–£700k · 34 sales

Property Type Mix

Total: 34 sales

Semi-detached26.5%
Flat/maisonette73.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£112k£250k+124.2%2
Post-dot-com plateau2001–2004£230k£250k+8.7%1
Pre-crash peak2005–2007£560k£535k-4.5%1.3
GFC & correction2008–2011£6.20m£2.75m-55.7%1.3
Help-to-Buy recovery2013–2016£465k£3.41m+634.3%1.8
Brexit uncertainty2017–2019£8.70m£4.30m-50.6%1
Pandemic surge2021–2021£650k£650k+0%1
Rate-rise correction2022–2022£9.90m£9.90m+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Flat/maisonette+0.4% α
Local
9.9%
District
9.5%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Finchley Road Underground StationJubilee line
2.3 min walk

Nearby stations

Finchley Road Underground StationNational Rail
2 min walk
Swiss Cottage Underground StationJubilee
6 min walk
Finchley Road & Frognal Rail StationMildmay
6 min walk
South Hampstead Rail StationLioness
9 min walk
Belsize Park Underground StationNorthern
12 min walk
No bus stops within 400m

62

Walkability score

145

Footpaths (500m)

0

Santander docks (800m)

1.1 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

28

Car parks (800m)

9

EV chargers (800m)

Total spaces (800m)64
Nearest car park112m
Santander docks (800m)0
Nearest cycle dock1.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed485 Mbps
Median download444 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: 3.1 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 25%
Less green space than 89% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.4 km

Energy

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

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 3

Landslide susceptibility: Medium

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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

3 min walk

95%

Recommend GP

95%

Overall GP experience

6

GPs within 1km

13

Dentists within 1km

5

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 1.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

60

Parks (1km)

44

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

17

Sports (1km)

6

Convenience

Nearest supermarketWaitrose · 203 m
6 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)

632m

Post office

Nearby shops

Natural Natural226 m
Shrinath cash & carry247 m
SK Mart254 m
New Istanbul Supermarket260 m

Nearby cafes

Remon188 m
Garden Breakfast Café232 m
Loft Coffee Company234 m
Caffè Nero252 m

Nearby restaurants

Yamatora153 m
Udon Cafe193 m
Udon194 m
Oriental Star195 m

Nearby pubs

The North Star198 m
Backstage Bar445 m
Aperivino472 m
The Arches Wine Bar & Restaurant676 m

Nearby gyms

PureGym226 m
Tokia287 m
Virgin Active289 m
Anytime Fitness342 m

Nearby pharmacies

Boots282 m
Superdrug350 m

Nearby health

Lemoge Clinic159 m
Optimax London174 m
BrightSmile237 m
My Healthcare clinic249 m
Food hygiene (5-star)46% of 178

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

8 MARESFIELD GARDENS LTD
BE HAPPY ESCORTS LTD
PROMISED CASK LTD

Investment

Investment grade, yield and market outlook

55

Investment score

Good

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 score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Future outlook

58.6

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,867m
Crossrail 2 route3,766m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,362 nationally

1,508

Est. population

12,181/km²

71%

Employed

74%

Degree educated

£44,800

Median income

2.1%

Claimant rate

Urban coreHigh densityYoung professionals

24

Community stability

Age profile

17%
33%
28%
Under 1817%
18–3433%
35–4928%
50–6412%
65+10%

Tenure

17%
14%
63%
Own outright17%
Own (mortgage)14%
Private rent63%
Social rent5%
Shared ownership0%

Ethnicity

28%
32%
25%
White British28%
White Other32%
Asian25%
Black2%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional62%
Routine / semi-routine6%
No car household66%
Unemployed4%
No qualifications6%

Housing tenure (Census 2021)

Private rent63%
Social rent5%

vs. London

Income vs London+6.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
48
Live planning apps (800m)
23
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
22
Local approval rate
77%
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
17
Largest scheme
169 homes · SWISS COTTAGE LEISURE CENTRE, CORNER OF, SWISS COTTAGE LEISURE CENTRE, CORNER OF, WINCHESTER ROAD, ADELAIDE ROAD, NW3
Pipeline pressure
NONE

Named schemes (500m)

Centre Heights, 137, Finchley Road, London, NW3 6JG35 homes
completed
51, 51, Fitzjohn's Avenue, London, NW3 6PH21 homes
completed
9-13, 9-13, Swiss Terrace, NW6 4RR20 homes
completed
Marlborough House, 179, Finchley Road, London, NW3 6LB18 homes
completed
Fitzjohn's Lodge Hotel, 3, 5 & 7, Fitzjohn's Lodge Hotel, 3, 5 & 7, Fitzjohn's Avenue, NW3 5JY17 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 5SU

Full postcodeNW3 5SU
Postcode districtNW3
BoroughLondon Borough of Camden
WardBelsize
Latitude51.547594
Longitude-0.177391
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