Highgate · Camden · Hampstead and Highgate constituency · 51.55725, -0.14861

NW5 1PP— Highgate, Camden

Location and area intelligence for NW5 1PP, Highgate, Camden

The family fortress

 

Schools 100%Safety 71/100Transport 46/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
61
Safety
71
Schools
100
Transport
46
Environment
83
Investment
35

The bottom line

NW5 1PP offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catch: 10 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

NW5 1PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-3.6% vs London avg
vs London crime+97.0% vs London avg

Deep-dive guides for NW5 1PP

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How NW5 1PP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Gospel Oak Primary School

Not yet inspected · 4 min walk

KS2: 108.4

★★★

Secondary

Parliament Hill School

Outstanding · Inspected May 2024 · 2 min walk

P8: +0.53A8: 59.4

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

127.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

-21% vs borough

Crime by type

Other33%
Violence & sexual offences20%
Anti-social behaviour17%
Vehicle crime9%
Theft6%
Burglary6%
Drug offences4%
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: Kentish Town Fire Station · 687m

Crime is +97% 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.

NW5 district median

£735,000

Based on 61 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£6,206/m²
Price per ft²£577/ft²
Avg floor area87.6 m²

EPC breakdown

C
8%
D
13%
E
3%
F
1%

Based on 25 properties · Confidence: medium

Street mix

Flat 100%

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 yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£219,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,622
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7%

Total change

+665%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.4%

per year

Acceleration

+37.06

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £600k–£700k · 30 sales

Property Type Mix

Total: 30 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£68k£160k+135.3%1.4
Post-dot-com plateau2001–2004£305k£195k-36.1%1.7
Pre-crash peak2007–2007£493k£493k+0%4
GFC & correction2008–2012£310k£480k+54.8%1.7
Help-to-Buy recovery2013–2016£610k£470k-23%1
Brexit uncertainty2017–2018£512k£1.08m+110.2%1
Pandemic surge2021–2021£858k£858k+0%2
Current market2024–2025£528k£520k-1.4%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.8% alpha

Flat/maisonette+0.8% α
Local
8.4%
District
7.6%

CAGR over 25yr 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 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Tufnell Park Underground StationNorthern line
8.5 min walk
Gospel Oak

Nearby stations

Gospel Oak Rail StationMildmay · Suffragette
3 min walk
Gospel OakNational Rail
3 min walk
Tufnell Park Underground StationNorthern
9 min walk
Kentish Town Underground StationNorthern
12 min walk
Kentish Town West Rail StationMildmay
15 min walk
No bus stops within 400m

46

Walkability score

67

Footpaths (500m)

0

Santander docks (800m)

1.1 km

Nearest cycle dock

Central London commute times

London Bridge40 min ↑
Victoria ★35 min
Waterloo35 min ↓
Canary Wharf44 min ↓
City39 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

8

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)44
Nearest car park182m
Santander docks (800m)0
Nearest cycle dock1.1 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 AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 1.8 km

Energy

Solar: 849 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): 1

Landslide susceptibility: Low

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 yield849.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

PARLIAMENT HILL SURGERY

113-117 HIGHGATE ROAD, NW5 1TR

4 min walk

91%

Recommend GP

91%

Overall GP experience

6

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 1.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

168

Parks (1km)

7

Restaurants (800m)

13

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

29

Sports (1km)

1

Convenience

Nearest supermarketLondis · 335 m
18 tennis courts3 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D
2,040 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

344m

Post office

Nearby shops

Costcutter167 m
JC Walker Butchers395 m
Meg's News493 m
Superette526 m

Nearby cafes

Village Cafe186 m
Lido Cafe211 m
The Hut by The Heath215 m
Gospel Coffee286 m

Nearby restaurants

Monsoon390 m
Dirty Burger429 m
Chicken Shop443 m
Al Parco483 m

Nearby pubs

Bull & Last182 m
The Southampton Arms214 m
The Old Oak321 m
Dartmouth Arms372 m

Nearby gyms

Fit Shape Studio159 m
Parliament Hill Lido203 m
PureGym429 m
Parliament Hill Fields Athletics Track489 m

Nearby pharmacies

Eico Pharmacy355 m
M. Simmonds Pharmacy497 m
Macey Chemist579 m
sandy Pharmacy916 m

Nearby health

Passport Health Hampstead Travel Clinic791 m
Dentist & Hygienist936 m
Prince Of Wales Medical Centre1.2 km
Food hygiene (5-star)56% of 78

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

BIG STRONG LASSES CIC
DEVICE BAY LTD
FLEX SERVICES LIMITED
HISTORI TE JETES LTD
LYNN GREENFIELD PROPERTY SERVICES LIMITED

+4 more

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.

Avg monthly rent
£2,102London avg: £1,950/mo
Gross yield
3.4% (average)London avg: 3.8%Below average yield — bottom 52%
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months1

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

8/100

Velocity score

Future outlook

51.1

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,617m
Crossrail 2 route3,419m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,411 nationally

1,587

Est. population

11,634/km²

56%

Employed

51%

Degree educated

£40,500

Median income

7.4%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

42

Community stability

Age profile

20%
25%
20%
20%
15%
Under 1820%
18–3425%
35–4920%
50–6420%
65+15%

Tenure

16%
16%
53%
Own outright16%
Own (mortgage)13%
Private rent16%
Social rent53%
Shared ownership2%
Rent free1%

Ethnicity

50%
16%
White British50%
White Other17%
Asian9%
Black10%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine16%
No car household64%
Unemployed6%
No qualifications14%

Housing tenure (Census 2021)

Social rent53%
Private rent16%

vs. London

Income vs London-3.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
31
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
14
Local approval rate
86%
Borough approval rate
87%
Opportunity area
No
CIL rate (residential)
£250/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
10

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
Largest scheme
31 homes · Gospel Oak Station Wood, GOSPEL OAK RAILWAY LAND, Gordon House Road, London
Pipeline pressure
NONE

Named schemes (500m)

Gospel Oak Station Wood, GOSPEL OAK RAILWAY LAND, Gordon House Road, London31 homes
completed
Land at Kiln Place (Blocks 1-64 65-80 81-96 97-104 105-116 1, Land at Kiln Place (Blocks 1-64 65-80 81-96 97-104 105-116 1, Kiln Place, NW5 4AJ15 homes
completed
Former Site At Highgate Road Chapel, Highgate Road Baptist Church, Highgate Road, London14 homes
completed
Former 9, 9 and 11, Mansfield Road, London, NW3 2JD4 homes
completed
Former 9, 9 & 11, Mansfield Road, London, NW3 2JD4 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
15.7%
Ward turnout
53%
Election year
2026
MP
Tulip Siddiq (Labour)
MP majority
14,970
Constituency
Hampstead and Highgate

Councillors

Lorna Jane RussellGreen
Camron Aref-AdibLabour
Anna Francesca WrightLabour

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Key facts for NW5 1PP

Full postcodeNW5 1PP
Postcode districtNW5
BoroughLondon Borough of Camden
WardHighgate
Latitude51.557251
Longitude-0.148615
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