Hampstead Town · Camden · Hampstead and Highgate constituency · 51.55487, -0.17390

NW3 5UP— Hampstead Town, Camden

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

The family fortress

 

Top 5% LondonSchools 100%Safety 74/100Transport 43/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
76
Safety
74
Schools
90
Transport
43
Environment
83
Investment
35

The bottom line

NW3 5UP offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: high noise levels nearby and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW3 5UP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.2% vs London avg
vs London crime+66.0% vs London avg

Deep-dive guides for NW3 5UP

🛡️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 5UP 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 · 19 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

Portman Early Childhood Centre

Outstanding · 42 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

107.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

-33% vs borough

Crime by type

Other29%
Vehicle crime16%
Violence & sexual offences16%
Anti-social behaviour14%
Theft9%
Burglary9%
Robbery7%
Drug offences1%

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 +66% above London average

Property

18 Apr

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£13,773/m²
Price per ft²£1,280/ft²
Avg floor area66.6 m²

EPC breakdown

C
4%
D
7%
E
3%

Based on 14 properties · Confidence: medium

Street mix

Semi 29%Terraced 53%Flat 12%Other 6%

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£166,500
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, limited insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £2,703
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+6.2%

Total change

+441%

Market Activity

Price Velocity & Acceleration

Current Velocity

-34.0%

per year

Acceleration

-66.63

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £175k–£200k · 16 sales

Property Type Mix

Total: 16 sales

Semi-detached31.3%
Terraced56.3%
Flat/maisonette12.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£153k£250k+63.9%1.2
Post-dot-com plateau2002–2004£393k£450k+14.6%1.5
Pre-crash peak2005–2005£385k£385k+0%1
GFC & correction2009–2011£400k£610k+52.5%1
Help-to-Buy recovery2014–2015£1.00m£943k-5.8%1.5
Rate-rise correction2022–2022£1.25m£1.25m+0%1
Current market2024–2024£825k£825k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

55

Walkability score

55

Footpaths (500m)

0

Santander docks (800m)

1.5 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

18

Car parks (800m)

2

EV chargers (800m)

Nearest car park57m
Santander docks (800m)0
Nearest cycle dock1.5 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 46%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 1.6 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

7

Dentists within 1km

1

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 622 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

49

Parks (1km)

35

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

8

Sports (1km)

1

Convenience

Nearest supermarketPlanet Organic · 95 m
5 tennis courts1 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)

735m

Post office

Nearby shops

Bread Ahead263 m
Ham&High639 m
Hamstead Supermarket & Off License657 m
Euphorium694 m

Nearby cafes

The Giraffe Cafe63 m
Caffè Nero73 m
Coffee Cup251 m
Mani's270 m

Nearby restaurants

Shah Bagh46 m
Oak & Poppy59 m
Ottolenghi124 m
InÉ154 m

Nearby pubs

King William IV223 m
The Flask302 m
The Horseshoe339 m
The Freemasons Arms409 m

Nearby gyms

Heartcore Hampstead355 m
Barre Core433 m
Armoury Fitness500 m
Tokia916 m

Nearby pharmacies

Revital744 m
Boots763 m
Superdrug1.2 km

Nearby health

Practice on the Hill118 m
Dental Perfection394 m
Glow Dentistry555 m
Heath Street Dental, Orthodontic & Implant Centre590 m
Food hygiene (5-star)55% of 148

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

MARY ADAH DERM MED LTD

Investment

Investment grade, yield and market outlook

35

Investment score

Weak

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 score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

72.8

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,326m
Crossrail 2 route4,113m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,987 nationally

1,271

Est. population

5,557/km²

63%

Employed

77%

Degree educated

£44,600

Median income

1.2%

Claimant rate

SuburbanMedium densityEstablished mixed

42

Community stability

Age profile

22%
17%
24%
18%
19%
Under 1822%
18–3417%
35–4924%
50–6418%
65+19%

Tenure

37%
20%
37%
Own outright37%
Own (mortgage)20%
Private rent37%
Social rent6%
Shared ownership1%

Ethnicity

46%
34%
White British46%
White Other34%
Asian11%
Black1%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional68%
Routine / semi-routine4%
No car household40%
Unemployed2%
No qualifications4%

Housing tenure (Census 2021)

Private rent37%
Social rent6%

vs. London

Income vs London+6.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
384
Live planning apps (800m)
24
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
41
Local approval rate
83%
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)
17
Largest scheme
57 homes · Kendalls Hall, NEW END HOSPITAL SITE, New End, London, NW3 1DD
Pipeline pressure
NONE

Named schemes (500m)

Arthur West House, 79, Arthur West House, 79, Fitzjohn's Avenue, NW3 6PA29 homes
completed
Pavilion Court, 17, Thurlow Road, London, NW3 5PL19 homes
completed
13, 13, LYNDHURST GARDENS, NW313 homes
completed
6, Kemplay Road, London, NW3 1SY10 homes
completed
110, 110, Fitzjohns Avenue, NW3 6NT10 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 5UP

Full postcodeNW3 5UP
Postcode districtNW3
BoroughLondon Borough of Camden
WardHampstead Town
Latitude51.554869
Longitude-0.173898
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