Belsize · Camden · Hampstead and Highgate constituency · 51.55123, -0.17628

NW3 6PH— Belsize, Camden

Location and area intelligence for NW3 6PH, Belsize, Camden

The practical family move

 

Top 13% LondonSchools 100%Safety 77/100Transport 49/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
72
Safety
77
Schools
90
Transport
49
Environment
53
Investment
44

The bottom line

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

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

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Toggle the things that matter to you — see how NW3 6PH scores on each.

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Location

NW3 6PH

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 6PH

🛡️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 6PH 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 · 14 min walk

P8: -0.14A8: 46.7

100% of local schools rated Good or Outstanding · based on 31 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 37 min walk

6 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

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 1.1km

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£24,479/m²
Price per ft²£2,274/ft²
Avg floor area103.7 m²

EPC breakdown

B
11%
C
18%
D
8%
E
1%

Based on 38 properties · Confidence: high

Street mix

Semi 3%Detached 3%Flat 94%

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£259,250
Rebuild cost per m²£2,500/m²

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

Construction era1890
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band EAnnual charge £1,982
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.6%

Total change

+808%

Market Activity

Price Velocity & Acceleration

Current Velocity

-65.2%

per year

Acceleration

-633.26

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £600k–£700k · 36 sales

Property Type Mix

Total: 36 sales

Detached2.8%
Semi-detached2.8%
Flat/maisonette94.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£298k£660k+121.8%2.4
Post-dot-com plateau2001–2004£795k£1.15m+44.7%1.8
Pre-crash peak2005–2007£650k£802k+23.4%1.7
GFC & correction2009–2011£1.74m£800k-54.1%1
Help-to-Buy recovery2013–2013£990k£990k+0%1
Brexit uncertainty2017–2019£620k£660k+6.5%2
Pandemic surge2021–2021£855k£855k+0%1
Rate-rise correction2022–2023£620k£1.16m+87.1%1
Current market2024–2025£7.75m£2.70m-65.2%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-5.1% alpha

Flat/maisonette-5.1% α
Local
3.4%
District
8.5%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

41out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing14
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Finchley Road & Frognal Rail StationMildmay
6 min walk
Finchley Road Underground StationNational Rail
7 min walk
Hampstead Underground StationNorthern
7 min walk
Belsize Park Underground StationNorthern
10 min walk
Swiss Cottage Underground StationJubilee
11 min walk
No bus stops within 400m

39

Walkability score

18

Footpaths (500m)

0

Santander docks (800m)

1.3 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

24

Car parks (800m)

6

EV chargers (800m)

Nearest car park187m
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: 3.5 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 55%
Less green space than 93% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.0 km

Energy

Solar: 850 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 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

8

GPs within 1km

16

Dentists within 1km

2

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 792 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

52

Parks (1km)

58

Restaurants (800m)

17

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

13

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Aperivino (437 m)

Nearest supermarketPlanet Organic · 487 m
6 tennis courts2 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)

1.0km

Post office

Nearby shops

Pandoca419 m
Bread Ahead524 m
Natural Natural625 m
Shrinath cash & carry651 m

Nearby cafes

Streets Coffee439 m
The Giraffe Cafe479 m
Caffè Nero485 m
Kentish Town Stores496 m

Nearby restaurants

Taherah380 m
Retsina382 m
Hazara383 m
Teta's386 m

Nearby pubs

Aperivino437 m
King William IV495 m
The Horseshoe547 m
The Flask602 m

Nearby gyms

Tokia499 m
Virgin Active508 m
Heartcore Hampstead609 m
PureGym634 m

Nearby pharmacies

Boots688 m
Revital744 m
Superdrug745 m

Nearby health

Optimax London477 m
Practice on the Hill487 m
Lemoge Clinic498 m
BrightSmile644 m
Food hygiene (5-star)50% of 248

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ALL MED AI LTD
FINGAMING COMPANY LTD
LIONESS ADVISORS LTD
NOVATORS GROUP LIMITED
THE TOWER RESIDENTS COMPANY LIMITED

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 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 score29/100
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

55.7

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,117m
Crossrail 2 route3,954m

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)
237
Live planning apps (800m)
31
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
8
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
35
Local approval rate
77%
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)
28
Largest scheme
109 homes · 321, Finchley Road, London, NW3 6EP
Pipeline pressure
NONE

Named schemes (500m)

Arthur West House, 79, Arthur West House, 79, Fitzjohn's Avenue, NW3 6PA29 homes
completed
51, 51, Fitzjohn's Avenue, London, NW3 6PH21 homes
completed
Pavilion Court, 17, Thurlow Road, London, NW3 5PL19 homes
completed
44-46, 44, Frognal, London, NW3 6AG14 homes
completed
39, 39, 39 Netherhall Garden Londo NW3 5RL, Y, NW3 5RL10 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 6PH

Full postcodeNW3 6PH
Postcode districtNW3
BoroughLondon Borough of Camden
WardBelsize
Latitude51.551228
Longitude-0.176280
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