South Hampstead · Camden · Hampstead and Highgate constituency · 51.54619, -0.17965

NW3 6LL— South Hampstead, Camden

Location and area intelligence for NW3 6LL, South Hampstead, Camden

The practical family move

 

Top 10% LondonSchools 100%Safety 72/100Transport 65/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Young professionals

Compare areas

Strong, well-rated schools set this area apart

Liveability
73
Safety
72
Schools
90
Transport
65
Environment
53
Investment
44

The bottom line

NW3 6LL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Young professionals who can accept its trade-offs.

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

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Location

NW3 6LL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.9% vs London avg
vs London crime+83.0% vs London avg

Deep-dive guides for NW3 6LL

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

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Postcode Personality

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“The practical family move”

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How NW3 6LL 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

Harris Academy St John's Wood

Good · Inspected Nov 2019 · 12 min walk

P8: +0.53A8: 50.9

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 · 25 min walk

2 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

118.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

-26% vs borough

Crime by type

Other39%
Violence & sexual offences14%
Theft13%
Anti-social behaviour12%
Vehicle crime9%
Robbery6%
Burglary6%
Drug offences2%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 1.1km

Crime is +83% 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£7,810/m²
Price per ft²£726/ft²
Avg floor area69.1 m²

EPC breakdown

C
14%
D
15%
E
5%

Based on 34 properties · Confidence: high

Street mix

Flat 98%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 yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£172,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,622
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.2%

Total change

+544%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.8%

per year

Acceleration

+16.25

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £600k–£700k · 59 sales

Property Type Mix

Total: 59 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£80k£186k+131.9%3.6
Post-dot-com plateau2001–2004£219k£355k+62.1%3.2
Pre-crash peak2005–2006£280k£333k+18.8%3
GFC & correction2008–2011£415k£335k-19.3%1.3
Help-to-Buy recovery2013–2016£495k£575k+16.2%2.2
Brexit uncertainty2017–2019£673k£355k-47.2%1.3
Pandemic surge2021–2021£675k£675k+0%1
Rate-rise correction2022–2022£655k£655k+0%2
Current market2025–2026£530k£515k-2.8%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1% alpha

Flat/maisonette+1% α
Local
8.1%
District
7.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 75% of London
Finchley Road Underground StationJubilee line
0.9 min walk

Nearby stations

Finchley Road Underground StationJubilee · Metropolitan
1 min walk
Finchley Road Underground StationNational Rail
1 min walk
Swiss Cottage Underground StationJubilee
5 min walk
Finchley Road & Frognal Rail StationMildmay
6 min walk
South Hampstead Rail StationLioness
7 min walk
No bus stops within 400m

66

Walkability score

171

Footpaths (500m)

0

Santander docks (800m)

1.0 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)

8

EV chargers (800m)

Total spaces (800m)64
Nearest car park147m
Santander docks (800m)0
Nearest cycle dock1.0 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 waterLOW
Low
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: 3.0 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 10%
Less green space than 87% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.6 km

Energy

Solar: 850 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 yield849.7 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

6

GPs within 1km

12

Dentists within 1km

5

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 1.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

73

Parks (1km)

35

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

24

Sports (1km)

6

Convenience

Nearest supermarketWaitrose · 26 m
12 tennis courts1 swimming pools6 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)

558m

Post office

Nearby shops

Natural Natural43 m
SK Mart53 m
Shrinath cash & carry206 m
New Istanbul Supermarket225 m

Nearby cafes

Garden Breakfast Café42 m
Loft Coffee Company87 m
Remon107 m
Caffè Nero149 m

Nearby restaurants

My Tortellini54 m
Your Mum's Kitchen55 m
Yamatora74 m
Pret A Manger82 m

Nearby pubs

The North Star104 m
Backstage Bar469 m
The Arches Wine Bar & Restaurant483 m
Aperivino680 m

Nearby gyms

PureGym85 m
Virgin Active241 m
Tokia247 m
Anytime Fitness290 m

Nearby pharmacies

Boots218 m
Superdrug300 m
Hodgetts Chemist1.0 km

Nearby health

Lemoge Clinic120 m
My Healthcare clinic143 m
Optimax London156 m
BrightSmile188 m
Food hygiene (5-star)45% of 150

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
0
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

COOSY LONDON LTD
LABEL HOLDINGS LTD
SARAH NOOR LTD

Investment

Investment grade, yield and market outlook

44

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 score24/100
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

71.4

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,863m
Crossrail 2 route3,811m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,200 nationally

1,867

Est. population

17,231/km²

66%

Employed

67%

Degree educated

£44,900

Median income

5.1%

Claimant rate

Urban coreVery high densityYoung professionals

27

Community stability

Age profile

20%
33%
25%
Under 1820%
18–3433%
35–4925%
50–6412%
65+10%

Tenure

15%
13%
53%
18%
Own outright15%
Own (mortgage)13%
Private rent53%
Social rent18%
Shared ownership0%
Rent free0%

Ethnicity

29%
27%
23%
White British29%
White Other28%
Asian23%
Black7%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine9%
No car household69%
Unemployed4%
No qualifications10%

Housing tenure (Census 2021)

Private rent53%
Social rent18%

vs. London

Income vs London+6.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
24
Live planning apps (800m)
17
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
20
Local approval rate
53%
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)
16
Largest scheme
109 homes · 321, Finchley Road, London, NW3 6EP
Pipeline pressure
NONE

Named schemes (500m)

17, Hilgrove Road, London, NW6 4TH50 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
10, 10, Canfield Gardens, NW6 3JS16 homes
completed
1-3, 2, Goldhurst Terrace, London, NW6 3HU12 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
10.3%
Ward turnout
40%
Election year
2026
MP
Tulip Siddiq (Labour)
MP majority
14,970
Constituency
Hampstead and Highgate

Councillors

Izzy LengaLabour
Francesca Marie ReynoldsLabour
Arun KumarLabour

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Key facts for NW3 6LL

Full postcodeNW3 6LL
Postcode districtNW3
BoroughLondon Borough of Camden
WardSouth Hampstead
Latitude51.546191
Longitude-0.179654
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