Haverstock · Camden · Holborn and St Pancras constituency · 51.54899, -0.14793

NW5 4BB— Haverstock, Camden

Location and area intelligence for NW5 4BB, Haverstock, Camden

The practical family move

 

Schools 100%Safety 82/100Transport 53/100Low yield 3.43%

Best for: Families

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Strong for families — high safety and school scores

Liveability
67
Safety
82
Schools
100
Transport
53
Environment
52
Investment
55

The bottom line

NW5 4BB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

NW5 4BB

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-9.0% vs London avg

Deep-dive guides for NW5 4BB

🛡️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 4BB 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 · 3 min walk

KS2: 105.7

—

Secondary

Haverstock School

Not yet inspected · 7 min walk

P8: -0.16A8: 44.2

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kate Greenaway Nursery School and Children's Centre

Not inspected · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

59.4 incidents per 1,000 residents

Better than 55% of London
→ Stable

-63% vs borough

Crime by type

Other30%
Violence & sexual offences21%
Anti-social behaviour16%
Vehicle crime11%
Burglary9%
Drug offences5%
Theft4%
Robbery3%

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 · 608m

Crime is 9% below London average

Property

Prices, sales volume and market trends

Avg floor area79.6 m²

EPC breakdown

C
1%
D
4%

Based on 5 properties · Confidence: low

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

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£199,000
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingPartial double glazing
Council tax band Band CAnnual charge £1,442
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2016 · CAGR

+9%

Total change

+412%

Market Activity

Price Velocity & Acceleration

Current Velocity

-24.9%

per year

Acceleration

-216.01

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £300k–£350k · 9 sales

Property Type Mix

Total: 9 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£132k£122k-7.9%2.5
Pre-crash peak2006–2006£342k£342k+0%1
GFC & correction2008–2008£310k£310k+0%1
Help-to-Buy recovery2015–2016£903k£678k-24.9%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-34.2% alpha

Flat/maisonette-34.2% α
Local
-7.9%
District
26.3%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Kentish Town West Rail StationMildmay
4 min walk
Kentish Town WestNational Rail
4 min walk
Kentish Town Underground StationNorthern
7 min walk
Chalk Farm Underground StationNorthern
8 min walk
Gospel Oak Rail StationMildmay · Suffragette
9 min walk
No bus stops within 400m

53

Walkability score

153

Footpaths (500m)

3

Santander docks (800m)

0.5 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria ★37 min
Waterloo39 min ↑
Canary Wharf47 min ↑
City41 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

19

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)18
Nearest car park60m
Santander docks (800m)3
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: 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: 2.7 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
Below average green space

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): 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 yield849.7 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

207

Parks (1km)

57

Restaurants (800m)

24

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

5

Gyms (1km)

11

Sports (1km)

1

Convenience

Nearest supermarketLondis · 696 m
2 tennis courts2 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

337m

Post office

Nearby shops

JSD Local76 m
D Bakery325 m
franks328 m
David's newsagents332 m

Nearby cafes

Map Studio Café251 m
The Fields Beneath283 m
Rogues Quarter285 m
Spring Taste360 m

Nearby restaurants

Andy's95 m
Pho Ta110 m
The Holmes Cafe244 m
Passion 4...Pasta304 m

Nearby pubs

George IV138 m
Camden Beer Hall255 m
Sir Robert Peel337 m
The Grafton342 m

Nearby gyms

Talacre Community Sports Centre178 m
The Dome280 m
Kentish Town Sports Centre338 m
The Form Room497 m

Nearby pharmacies

sandy Pharmacy343 m
Camden Pharmacy368 m
Eico Pharmacy681 m
Macey Chemist751 m

Nearby health

Prince Of Wales Medical Centre283 m
Guy Gold Performance Centre499 m
Dentist & Hygienist512 m
James Wigg Group Practice638 m
Food hygiene (5-star)41% of 296

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

CARLTON TAVERN MANAGEMENT LIMITED
RARE ORGANIC & FINE FOOD CATERING LIMITED

Investment

Investment grade, yield and market outlook

55

Investment score

Good

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 score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Future outlook

42.9

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route6,780m
Crossrail 2 route2,544m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,602 nationally

1,971

Est. population

27,212/km²

54%

Employed

38%

Degree educated

£38,700

Median income

9.0%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

35

Community stability

Age profile

31%
25%
22%
15%
Under 1831%
18–3425%
35–4922%
50–6415%
65+7%

Tenure

20%
64%
Own outright6%
Own (mortgage)7%
Private rent20%
Social rent64%
Shared ownership2%
Rent free0%

Ethnicity

32%
14%
23%
16%
White British32%
White Other14%
Asian23%
Black16%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine20%
No car household65%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Social rent64%
Private rent20%

vs. London

Income vs London-7.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
34
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
14
Local approval rate
100%
Borough approval rate
87%
Opportunity area
No
CIL rate (residential)
£250/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
21
Largest scheme
67 homes · 1, 1, Prince Of Wales Road, London, NW5 3LW
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
Site at 74A, 74a, Holmes Road, London, NW5 3AT27 homes
completed
LAND ON CORNER OF, LAND ON CORNER OF, ARCTIC STREET, SPRING PLACE, NW525 homes
completed
7, 7, Spring Place, London, NW5 3AS21 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 4BB

Full postcodeNW5 4BB
Postcode districtNW5
BoroughLondon Borough of Camden
WardHaverstock
Latitude51.548985
Longitude-0.147927
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