Haverstock · Camden · Hampstead and Highgate constituency · 51.55029, -0.15439

NW5 4HS— Haverstock, Camden

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

The practical family move

 

Schools 100%Safety 76/100Transport 40/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
64
Safety
76
Schools
100
Transport
40
Environment
56
Investment
43

The bottom line

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

Less suited to Car-free commuters.

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Location

NW5 4HS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.0% vs London avg
vs London crime+46.0% vs London avg

Deep-dive guides for NW5 4HS

🛡️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 4HS 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 · 5 min walk

KS2: 105.7

—

Secondary

Haverstock School

Not yet inspected · 8 min walk

P8: -0.16A8: 44.2

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 37 min walk

6 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

95.0 incidents per 1,000 residents

Higher crime than 71% of London
→ Stable

-41% vs borough

Crime by type

Other36%
Violence & sexual offences19%
Anti-social behaviour18%
Burglary9%
Vehicle crime8%
Drug offences4%
Theft4%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 925m

Crime is +46% 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£7,960/m²
Price per ft²£740/ft²
Avg floor area62 m²

EPC breakdown

B
1%
C
23%
D
15%
E
2%

Based on 41 properties · Confidence: high

Street mix

Terraced 9%Flat 89%Other 2%

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£155,000
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)
GlazingFully double glazed
Council tax band Band EAnnual charge £1,982
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.8%

Total change

+628%

Market Activity

Price Velocity & Acceleration

Current Velocity

-35.6%

per year

Acceleration

-88.07

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £400k–£450k · 46 sales

Property Type Mix

Total: 46 sales

Terraced8.7%
Flat/maisonette91.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£54k£220k+307.4%2.2
Post-dot-com plateau2001–2004£149k£157k+5.9%1.7
Pre-crash peak2005–2007£298k£175k-41.3%2
GFC & correction2008–2011£443k£410k-7.4%1.3
Help-to-Buy recovery2013–2016£245k£425k+73.5%3
Pandemic surge2020–2021£692k£660k-4.6%1
Rate-rise correction2022–2023£440k£400k-9.1%2.5
Current market2024–2025£610k£393k-35.6%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1% alpha

Flat/maisonette+1% α
Local
6.8%
District
5.8%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

74out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing19
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Chalk Farm StationNorthern line
8.1 min walk
Gospel Oak

Nearby stations

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

41

Walkability score

142

Footpaths (500m)

0

Santander docks (800m)

0.8 km

Nearest cycle dock

Central London commute times

London Bridge48 min ↑
Victoria ★44 min
Waterloo46 min ↑
Canary Wharf51 min ↑
City48 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)

2

EV chargers (800m)

Total spaces (800m)47
Nearest car park207m
Santander docks (800m)0
Nearest cycle dock0.8 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: 3.0 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 2.3 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

2 min walk

76%

Recommend GP

76%

Overall GP experience

9

GPs within 1km

9

Dentists within 1km

2

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 825 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

171

Parks (1km)

15

Restaurants (800m)

11

Cafes (800m)

3

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

17

Sports (1km)

4

Convenience

Nearest supermarketLondis · 820 m
5 tennis courts2 swimming pools4 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)

147m

Post office

Nearby shops

Nisa Local146 m
David's newsagents149 m
D Bakery153 m
franks156 m

Nearby cafes

Rogues Quarter191 m
Gospel Oak Cafe416 m
Lewis Coffee Espresso Bar421 m
Ravel's Bistro435 m

Nearby restaurants

Zam's chicken147 m
Blue sea fishbar148 m
Passion 4...Pasta171 m
Fong's Kitchen420 m

Nearby pubs

The Gipsy Queen64 m
The Lord Southampton147 m
Sir Robert Peel173 m
The Haverstock Tavern464 m

Nearby gyms

The Dome260 m
Talacre Community Sports Centre587 m
Globe Tennis Club632 m
Anytime Fitness687 m

Nearby pharmacies

sandy Pharmacy145 m
Macey Chemist417 m
Camden Pharmacy441 m
Pharmacyrepublic675 m

Nearby health

Passport Health Hampstead Travel Clinic478 m
Advanced Dental Centre548 m
Prince Of Wales Medical Centre667 m
Adelaide Dental Lounge720 m
Food hygiene (5-star)35% of 116

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

137 MANAGEMENTS LIMITED
BILL NORTH LTD
DEL FILMS LTD
MALDEN SPICE LTD
NEW RED ROSE LTD.

+2 more

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

8/100

Velocity score

Future outlook

59.9

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route7,133m
Crossrail 2 route2,880m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,589 nationally

1,411

Est. population

13,014/km²

62%

Employed

65%

Degree educated

£46,200

Median income

4.7%

Claimant rate

Inner cityHigh densityYoung professionals

37

Community stability

Age profile

18%
27%
22%
16%
17%
Under 1818%
18–3427%
35–4922%
50–6416%
65+17%

Tenure

19%
15%
33%
33%
Own outright19%
Own (mortgage)15%
Private rent33%
Social rent33%
Shared ownership1%
Rent free0%

Ethnicity

41%
25%
16%
White British41%
White Other25%
Asian16%
Black7%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine9%
No car household57%
Unemployed4%
No qualifications10%

Housing tenure (Census 2021)

Private rent33%
Social rent33%

vs. London

Income vs London+10.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
33
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
20
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)
135
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
Alexandra House, Alexandra House, Maitland Park Villas, NW3 2ET35 homes
completed
47, 47, Allcroft Road, NW5 4NB18 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
14.1%
Ward turnout
38%
Election year
2026
MP
Tulip Siddiq (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 4HS

Full postcodeNW5 4HS
Postcode districtNW5
BoroughLondon Borough of Camden
WardHaverstock
Latitude51.550292
Longitude-0.154393
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