Haverstock · Camden · Holborn and St Pancras constituency · 51.54634, -0.15018

NW5 3HP— Haverstock, Camden

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 77/100Transport 58/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
69
Safety
77
Schools
100
Transport
58
Environment
53
Investment
47

The bottom line

NW5 3HP 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 3HP

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 3HP

🛡️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 NW5 3HP 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 · 2 min walk

KS2: 105.7

—

Secondary

Haverstock School

Not yet inspected · 3 min walk

P8: -0.16A8: 44.2

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 33 min walk

7 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

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 932m

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£7,703/m²
Price per ft²£716/ft²
Avg floor area69.6 m²

EPC breakdown

C
11%
D
5%

Based on 16 properties · Confidence: medium

Street mix

Terraced 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 yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£174,000
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,622
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2005–2025 · CAGR

+2.3%

Total change

+58%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.4%

per year

Acceleration

+9.35

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 32 sales

Property Type Mix

Total: 32 sales

Terraced100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2006£335k£355k+6%6
GFC & correction2010–2011£371k£370k-0.3%7
Help-to-Buy recovery2015–2016£775k£720k-7.1%1.5
Pandemic surge2021–2021£585k£585k+0%1
Current market2025–2025£530k£530k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-3.8% alpha

Terraced-3.8% α
Local
2.1%
District
5.9%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

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
4 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
4 min walk
Kentish Town Underground StationNorthern
10 min walk
Camden Town Underground StationNorthern
12 min walk
No bus stops within 400m

54

Walkability score

249

Footpaths (500m)

7

Santander docks (800m)

0.4 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

21

Car parks (800m)

3

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)3
Nearest car park209m
Santander docks (800m)7
Nearest cycle dock0.4 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: 31.0 µg/m³ · PM2.5: 22.0 µg/m³
Better than 73% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.5 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 2.8 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

PRINCE OF WALES GROUP SURGERY

52 PRINCE OF WALES ROAD, NW5 3LN

3 min walk

71%

Recommend GP

71%

Overall GP experience

10

GPs within 1km

11

Dentists within 1km

2

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

193

Parks (1km)

51

Restaurants (800m)

27

Cafes (800m)

6

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

9

Sports (1km)

3

Convenience

Nearest supermarketLondis · 1.0 km
1 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

6

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

392m

Post office

Nearby shops

Malden Food and Wine46 m
Marmara79 m
S. Aspris and Son LTD298 m
JSD Local336 m

Nearby cafes

Spring Taste55 m
The Fields Beneath244 m
Truly Scrumptious332 m
Louis Coca362 m

Nearby restaurants

Chalk Farm Grill42 m
Marathon Restaurant309 m
Bodean's312 m
Fungsun Kitchen314 m

Nearby pubs

The Fiddler's Elbow68 m
Camden Beer Hall238 m
Tapping the Admiral301 m
The Enterprise305 m

Nearby gyms

Talacre Community Sports Centre236 m
The Fitness Mosaic281 m
Anytime Fitness281 m
Kentish Town Sports Centre430 m

Nearby pharmacies

Camden Pharmacy115 m
sandy Pharmacy391 m
Macey Chemist920 m
Eico Pharmacy1.0 km

Nearby health

Prince Of Wales Medical Centre227 m
Adelaide Dental Lounge351 m
London Dental Specialists599 m
Garry Trainer Clinic698 m
Food hygiene (5-star)35% of 328

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

47

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 score29/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months2

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

17/100

Velocity score

Future outlook

54.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route6,606m
Crossrail 2 route2,353m

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)
42
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
18
Local approval rate
63%
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 3HP

Full postcodeNW5 3HP
Postcode districtNW5
BoroughLondon Borough of Camden
WardHaverstock
Latitude51.546341
Longitude-0.150183
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