Haverstock · Camden · Holborn and St Pancras constituency · 51.54814, -0.15432

NW5 4EU— Haverstock, Camden

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

The practical family move

 

Schools 100%Safety 77/100Transport 55/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
67
Safety
77
Schools
100
Transport
55
Environment
56
Investment
43

The bottom line

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

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Location

NW5 4EU

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 4EU

🛡️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 4EU 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 · 5 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

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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 1.0km

Crime is +36% 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.

NW5 district median

£735,000

Based on 61 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£7,153/m²
Price per ft²£665/ft²
Avg floor area60.3 m²

EPC breakdown

C
13%
D
11%
E
3%

Based on 27 properties · Confidence: medium

Street mix

Terraced 36%Flat 64%

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£150,750
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)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,622
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.5%

Total change

+402%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.4%

per year

Acceleration

+44.93

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £350k–£400k · 14 sales

Property Type Mix

Total: 14 sales

Terraced35.7%
Flat/maisonette64.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£82k£400k+387.8%1
Post-dot-com plateau2001–2003£400k£575k+43.8%1
Pre-crash peak2005–2007£640k£270k-57.8%1.3
GFC & correction2012–2012£250k£250k+0%1
Help-to-Buy recovery2014–2015£370k£965k+160.8%1.5
Brexit uncertainty2017–2017£450k£450k+0%1
Current market2025–2025£412k£412k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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 StationNorthern line
5.3 min walk
Kentish Town West

Nearby stations

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

47

Walkability score

150

Footpaths (500m)

1

Santander docks (800m)

0.7 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

17

Car parks (800m)

5

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)3
Nearest car park74m
Santander docks (800m)1
Nearest cycle dock0.7 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 waterLOW
Low
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: 2.8 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 2.5 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

QUEENS CRESCENT PRACTICE

76 QUEENS CRESCENT, NW5 4EB

3 min walk

76%

Recommend GP

76%

Overall GP experience

9

GPs within 1km

10

Dentists within 1km

2

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 950 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

173

Parks (1km)

27

Restaurants (800m)

12

Cafes (800m)

3

Pubs (400m)

3

Pharmacies (800m)

4

Gyms (1km)

9

Sports (1km)

5

Convenience

Nearest supermarketpomona · 766 m
3 swimming pools2 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)

186m

Post office

Nearby shops

Nisa Local182 m
franks188 m
David's newsagents195 m
D Bakery204 m

Nearby cafes

Time Art Cafe262 m
Rogues Quarter280 m
Spring Taste305 m
England's Lane495 m

Nearby restaurants

Zam's chicken188 m
Blue sea fishbar190 m
Passion 4...Pasta218 m
Yacob's Kitchen266 m

Nearby pubs

Sir Robert Peel151 m
The Lord Southampton225 m
The Haverstock Tavern290 m
The Gipsy Queen298 m

Nearby gyms

The Dome386 m
Anytime Fitness453 m
Talacre Community Sports Centre495 m
The Fitness Mosaic503 m

Nearby pharmacies

sandy Pharmacy179 m
Camden Pharmacy241 m
Macey Chemist655 m
Pharmacyrepublic838 m

Nearby health

Adelaide Dental Lounge482 m
Prince Of Wales Medical Centre544 m
Advanced Dental Centre553 m
London Dental Specialists654 m
Food hygiene (5-star)39% of 145

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

43

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months0

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

4/100

Velocity score

Future outlook

58.7

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route6,929m
Crossrail 2 route2,675m

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
No
Article 4 area
Yes
Listed buildings (800m)
40
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
20
Local approval rate
73%
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)
123
Largest scheme
119 homes · Land bounded by Grafton Terrace, Maitland Park Villas and Ma, Land bounded by Grafton Terrace, Maitland Park Villas and Ma, Grafton Terrace, NW3 2EH
Pipeline pressure
NONE

Named schemes (500m)

Land bounded by Grafton Terrace, Maitland Park Villas and Ma, Land bounded by Grafton Terrace, Maitland Park Villas and Ma, Grafton Terrace, NW3 2EH119 homes
completed
St Pancras Almshouses, Fraser Regnart Court, St Pancras Almshouses, Fraser Regnart Court, Southampton Road, NW5 4HU39 homes
completed
St Dominics Priory, ST DOMINICS PRIORY, Southampton Road, London, NW5 4LB39 homes
completed
Vacant site adjacent to 11, Vacant site adjacent to 11, Crogsland Road, NW1 8HF38 homes
completed
Alexandra House, Alexandra House, Maitland Park Villas, NW3 2ET35 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 4EU

Full postcodeNW5 4EU
Postcode districtNW5
BoroughLondon Borough of Camden
WardHaverstock
Latitude51.548142
Longitude-0.154321
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