Haverstock · Camden · Holborn and St Pancras constituency · 51.54860, -0.15096

NW5 4RY— Haverstock, Camden

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

The practical family move

 

Schools 100%Safety 82/100Transport 56/100Low 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
56
Environment
56
Investment
54

The bottom line

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

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Location

NW5 4RY

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 4RY

🛡️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 4RY 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 · 6 min walk

P8: -0.16A8: 44.2

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 36 min walk

7 primaries · 1 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 796m

Crime is 9% below London average

Property

Prices, sales volume and market trends

Avg floor area93.2 m²

EPC breakdown

C
4%
D
4%
E
2%
G
1%

Based on 11 properties · Confidence: medium

Street mix

Terraced 59%Flat 41%

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£233,000
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)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,442
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+7.9%

Total change

+738%

Market Activity

Price Velocity & Acceleration

Current Velocity

+38.6%

per year

Acceleration

+62.38

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 27 sales

Property Type Mix

Total: 27 sales

Terraced59.3%
Flat/maisonette40.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£167k£265k+58.7%2
Post-dot-com plateau2002–2004£396k£305k-23%1.7
Pre-crash peak2006–2007£497k£375k-24.5%1.5
GFC & correction2009–2011£188k£395k+110.7%1.3
Help-to-Buy recovery2013–2015£725k£1.27m+74.8%1.3
Brexit uncertainty2018–2018£1.32m£1.32m+0%1
Pandemic surge2021–2021£1.01m£1.01m+0%3
Current market2024–2024£1.40m£1.40m+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-1% alpha

Weakest performer

Flat/maisonette

-3.9% alpha

Terraced-1% α
Local
5.4%
District
6.4%
Flat/maisonette-3.9% α
Local
6%
District
9.9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing7
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 StationNorthern line
6.2 min walk
Kentish Town West

Nearby stations

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

49

Walkability score

178

Footpaths (500m)

3

Santander docks (800m)

0.6 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 park158m
Santander docks (800m)3
Nearest cycle dock0.6 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: 2.8 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

2 min walk

76%

Recommend GP

76%

Overall GP experience

13

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 1.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

166

Parks (1km)

33

Restaurants (800m)

16

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

5

Gyms (1km)

10

Sports (1km)

6

Convenience

Nearest supermarketLondis · 815 m
1 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)

157m

Post office

Nearby shops

franks148 m
D Bakery153 m
David's newsagents156 m
Nisa Local158 m

Nearby cafes

Rogues Quarter167 m
Spring Taste249 m
The Fields Beneath373 m
Map Studio Café431 m

Nearby restaurants

Passion 4...Pasta140 m
Blue sea fishbar156 m
Zam's chicken157 m
Chalk Farm Grill276 m

Nearby pubs

Sir Robert Peel138 m
The Fiddler's Elbow280 m
George IV347 m
Camden Beer Hall349 m

Nearby gyms

The Dome244 m
Talacre Community Sports Centre286 m
Anytime Fitness496 m
Kentish Town Sports Centre504 m

Nearby pharmacies

sandy Pharmacy159 m
Camden Pharmacy220 m
Macey Chemist668 m
Eico Pharmacy803 m

Nearby health

Prince Of Wales Medical Centre363 m
Adelaide Dental Lounge552 m
Guy Gold Performance Centre711 m
Dentist & Hygienist726 m
Food hygiene (5-star)39% of 207

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

JAZZFLO LTD
PEYTONS HORSESHOES LIMITED
PEYTONS LIMITED
PEYTONS PUBS LIMITED
PEYTONS SHIP LIMITED

+1 more

Investment

Investment grade, yield and market outlook

54

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 score21/100
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

37.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route6,849m
Crossrail 2 route2,599m

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
Yes
Article 4 area
Yes
Listed buildings (800m)
28
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
18
Local approval rate
71%
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)
121
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)

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
LAND ON CORNER OF, LAND ON CORNER OF, ARCTIC STREET, SPRING PLACE, NW525 homes
completed
7, 7, Spring Place, London, NW5 3AS21 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
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 4RY

Full postcodeNW5 4RY
Postcode districtNW5
BoroughLondon Borough of Camden
WardHaverstock
Latitude51.548601
Longitude-0.150957
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