Haverstock · Camden · Holborn and St Pancras constituency · 51.54740, -0.15026

NW5 3HD— Haverstock, Camden

Location and area intelligence for NW5 3HD, Haverstock, Camden

The practical family move

 

Bottom 25% LondonSchools 100%Safety 77/100Transport 57/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
70
Safety
77
Schools
100
Transport
57
Environment
56
Investment
45

The bottom line

NW5 3HD 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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Location

NW5 3HD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-7.9% vs London avg
vs London crime+36.0% vs London avg

Deep-dive guides for NW5 3HD

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

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“The practical family move”

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How NW5 3HD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Rhyl Community Primary School

Outstanding · Inspected Feb 2024 · 1 min walk

KS2: 105.7

—

Secondary

Haverstock School

Not yet inspected · 4 min walk

P8: -0.16A8: 44.2

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

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 34 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

88.7 incidents per 1,000 residents

Higher crime than 67% of London
→ Stable

-45% vs borough

Crime by type

Anti-social behaviour31%
Violence & sexual offences23%
Other23%
Vehicle crime10%
Theft6%
Burglary5%
Robbery2%
Drug offences1%

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 · 847m

Crime is +36% 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£13,764/m²
Price per ft²£1,279/ft²
Avg floor area83.8 m²

EPC breakdown

C
2%
D
8%
E
2%

Based on 12 properties · Confidence: medium

Street mix

Semi 8%Terraced 42%Flat 50%

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£209,500
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)
GlazingSome double glazing
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

+651%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.3%

per year

Acceleration

-137.67

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £500k–£600k · 25 sales

Property Type Mix

Total: 25 sales

Semi-detached8%
Terraced44%
Flat/maisonette48%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£164k£168k+2.8%1.8
Post-dot-com plateau2002–2004£301k£250k-17%1.5
Pre-crash peak2005–2007£170k£435k+155.9%1
GFC & correction2010–2011£489k£500k+2.4%1.5
Help-to-Buy recovery2013–2015£999k£1.05m+5.6%2
Pandemic surge2021–2021£500k£500k+0%1
Current market2024–2025£1.20m£1.23m+2.3%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.2% alpha

Weakest performer

Flat/maisonette

-20.8% alpha

Terraced+0.2% α
Local
10.9%
District
10.7%
Flat/maisonette-20.8% α
Local
-2.1%
District
18.7%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53
Seasonal Timing19
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Chalk Farm Underground StationNorthern line
5.1 min walk
Kentish Town West

Nearby stations

Kentish Town West Rail StationMildmay
3 min walk
Kentish Town WestNational Rail
3 min walk
Chalk Farm Underground StationNorthern
5 min walk
Kentish Town Underground StationNorthern
9 min walk
Gospel Oak Rail StationMildmay · Suffragette
11 min walk
No bus stops within 400m

49

Walkability score

218

Footpaths (500m)

6

Santander docks (800m)

0.5 km

Nearest cycle dock

Central London commute times

London Bridge37 min ↑
Victoria ★30 min
Waterloo32 min ↓
Canary Wharf42 min ↓
City34 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)

3

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)3
Nearest car park208m
Santander docks (800m)6
Nearest cycle dock0.5 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 waterMEDIUM
Medium
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: 2.6 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 2.7 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): 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 yield851.5 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

QUEENS CRESCENT PRACTICE

76 QUEENS CRESCENT, NW5 4EB

3 min walk

76%

Recommend GP

76%

Overall GP experience

11

GPs within 1km

10

Dentists within 1km

2

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 1.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

190

Parks (1km)

41

Restaurants (800m)

17

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

9

Sports (1km)

7

Convenience

Nearest supermarketLondis · 915 m
1 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

288m

Post office

Nearby shops

Marmara126 m
Malden Food and Wine139 m
JSD Local263 m
franks280 m

Nearby cafes

Spring Taste126 m
The Fields Beneath265 m
Rogues Quarter309 m
Map Studio Café374 m

Nearby restaurants

Chalk Farm Grill145 m
Andy's268 m
Passion 4...Pasta278 m
Zam's chicken288 m

Nearby pubs

The Fiddler's Elbow157 m
Camden Beer Hall246 m
Sir Robert Peel258 m
George IV336 m

Nearby gyms

Talacre Community Sports Centre207 m
The Dome378 m
Anytime Fitness383 m
The Fitness Mosaic394 m

Nearby pharmacies

Camden Pharmacy131 m
sandy Pharmacy288 m
Macey Chemist809 m
Eico Pharmacy901 m

Nearby health

Prince Of Wales Medical Centre251 m
Adelaide Dental Lounge448 m
London Dental Specialists688 m
Guy Gold Performance Centre688 m
Food hygiene (5-star)39% of 234

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
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

TEMPORAL & PARTNERS LIMITED

Investment

Investment grade, yield and market outlook

45

Investment score

Moderate

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 score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months1

Rental market

High

Demand

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

54

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route6,709m
Crossrail 2 route2,458m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,463 nationally

1,692

Est. population

15,639/km²

62%

Employed

52%

Degree educated

£38,700

Median income

4.4%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

40

Community stability

Age profile

20%
31%
20%
17%
Under 1820%
18–3431%
35–4920%
50–6417%
65+12%

Tenure

15%
19%
24%
42%
Own outright15%
Own (mortgage)19%
Private rent24%
Social rent42%
Shared ownership0%
Rent free0%

Ethnicity

44%
18%
15%
White British44%
White Other18%
Asian15%
Black10%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine15%
No car household60%
Unemployed6%
No qualifications14%

Housing tenure (Census 2021)

Social rent42%
Private rent24%

vs. London

Income vs London-7.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
30
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
19
Local approval rate
67%
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)
121
Largest scheme
202 homes · Camden Goods Yard, CAMDEN GOODS YARD, Chalk Farm Road, London, NW1 8EH
Pipeline pressure
NONE

Named schemes (500m)

Former Princes Park At 52, Travellers Site, 52-52a, Prince Of Wales Road, to rear (part) Dalby Street,(part) Wilkin St Mews, London, NW5 3LR55 homes
completed
Site of Former Lyndhurst Hall, Lyndhurst Hall, Warden Road, London, NW5 4RE51 homes
completed
Vacant site adjacent to 11, Vacant site adjacent to 11, Crogsland Road, NW1 8HF38 homes
completed
Former 18, 18-22, Haverstock Hill, London, NW3 2BL29 homes
completed
74, Chalk Farm Road, London, NW1 8AN28 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
14.1%
Ward turnout
38%
Election year
2026
MP
Sir Keir Starmer (Labour)
MP majority
11,572
Constituency
Holborn and St Pancras

Councillors

Kemi AtolagbeLabour
Rebecca Claire FilerLabour
Nasrine Kahina DjemaiLabour

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Key facts for NW5 3HD

Full postcodeNW5 3HD
Postcode districtNW5
BoroughLondon Borough of Camden
WardHaverstock
Latitude51.547403
Longitude-0.150255
Parliamentary constituencyHolborn and St Pancras
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