South Hampstead · Camden · Hampstead and Highgate constituency · 51.54246, -0.18449

NW6 3AL— South Hampstead, Camden

Location and area intelligence for NW6 3AL, South Hampstead, Camden

The practical family move

 

Top 5% LondonSchools 100%Safety 88/100Transport 58/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
83
Safety
88
Schools
90
Transport
58
Environment
54
Investment
54

The bottom line

NW6 3AL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

NW6 3AL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+11.9% vs London avg
vs London crime-73.0% vs London avg

Deep-dive guides for NW6 3AL

🛡️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 NW6 3AL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Holy Trinity CofE Primary School, NW3

Not yet inspected · Inspected Nov 2024 · 8 min walk

KS2: 105.8

★★

Secondary

Harris Academy St John's Wood

Good · Inspected Nov 2019 · 9 min walk

P8: +0.53A8: 50.9

100% of local schools rated Good or Outstanding · based on 25 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

17.3 incidents per 1,000 residents

Better than 88% of London
→ Stable

-89% vs borough

Crime by type

Other25%
Violence & sexual offences21%
Vehicle crime18%
Drug offences14%
Anti-social behaviour11%
Burglary11%
Theft0%
Robbery0%

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: West Hampstead Fire Station · 1.2km

Crime is 73% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

NW6 district median

£625,000

Based on 565 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£10,300/m²
Price per ft²£957/ft²
Avg floor area110.1 m²

EPC breakdown

C
9%
D
15%
E
9%

Based on 33 properties · Confidence: high

Street mix

Terraced 3%Detached 3%Flat 92%Other 3%

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£275,250
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)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,343
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.2%

Total change

+694%

Market Activity

Price Velocity & Acceleration

Current Velocity

+22.6%

per year

Acceleration

+10.43

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £450k–£500k · 33 sales

Property Type Mix

Total: 33 sales

Detached3%
Terraced3%
Flat/maisonette93.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£156k£330k+111.5%1.2
Post-dot-com plateau2001–2004£240k£445k+85.4%1.2
Pre-crash peak2007–2007£462k£462k+0%3
GFC & correction2008–2011£475k£1.28m+169.6%2
Help-to-Buy recovery2013–2016£2.25m£798k-64.6%1.2
Brexit uncertainty2018–2018£295k£295k+0%1
Pandemic surge2021–2021£850k£850k+0%1
Rate-rise correction2022–2022£900k£900k+0%1
Current market2024–2025£1.01m£1.24m+22.6%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.6% alpha

Flat/maisonette+0.6% α
Local
6.7%
District
6.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing11
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Finchley Road Underground StationJubilee line
7.2 min walk
South Hampstead

Nearby stations

South Hampstead Rail StationLioness
5 min walk
South HampsteadNational Rail
5 min walk
Finchley Road Underground StationJubilee · Metropolitan
7 min walk
West Hampstead Underground StationJubilee
8 min walk
Swiss Cottage Underground StationJubilee
8 min walk
No bus stops within 400m

49

Walkability score

100

Footpaths (500m)

0

Santander docks (800m)

0.9 km

Nearest cycle dock

Central London commute times

London Bridge ★33 min
Victoria36 min ↓
Waterloo36 min ↓
Canary Wharf43 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

29

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)64
Nearest car park182m
Santander docks (800m)0
Nearest cycle dock0.9 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: 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 AONB4% green spaceTree canopy: 16%
Less green space than 78% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.1 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): 3

Landslide susceptibility: Medium

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 yield852.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

BELSIZE PRIORY MEDICAL PRACTICE (GROUP)

ABBEY CENTRE, 172A BELSIZE ROAD, NW6 4BJ

3 min walk

72%

Recommend GP

72%

Overall GP experience

7

GPs within 1km

12

Dentists within 1km

4

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 1.2 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 1.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

74

Parks (1km)

28

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

8

Gyms (1km)

22

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Arches Wine Bar & Restaurant (261 m)

Nearest supermarketSave More · 322 m
9 tennis courts5 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

827m

Post office

Nearby shops

Fair Supermarket322 m
Green Village Deli356 m
Sainsbury's Local369 m
Tesco Express388 m

Nearby cafes

Liten298 m
Zara Cafe316 m
Habiba's Deli368 m
Garden Breakfast Café524 m

Nearby restaurants

Nona Swiss Cottage256 m
Singapore Garden328 m
Mikuniya333 m
Et House342 m

Nearby pubs

The Arches Wine Bar & Restaurant261 m
The North Star578 m
The Gardens598 m
The Gallery603 m

Nearby gyms

Gav the Champ317 m
Performance RX330 m
PureGym543 m
Feel Electric561 m

Nearby pharmacies

Hodgetts Chemist534 m
Boots590 m
Superdrug617 m
Central Pharmacy851 m

Nearby health

Belsize Priory Health Centre261 m
Abbey Road Dental531 m
My Healthcare clinic553 m
London Smile Studio574 m
Food hygiene (5-star)48% of 108

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

E

High street health

Registered businesses

41 ABERDARE GARDENS NW6 FREEHOLD LIMITED
53 ABERDARE LIMITED
57 ABERDARE GARDENS LIMITED
59 ABERDARE GARDENS LIMITED
BLUE OCEAN TECHNOLOGIES LTD

+2 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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months1

Rental market

Very High

Demand

Very 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

71.6

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,820m
Crossrail 2 route3,913m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,837 nationally

1,615

Est. population

15,433/km²

75%

Employed

80%

Degree educated

£47,000

Median income

1.1%

Claimant rate

Urban coreVery high densityYoung professionals

35

Community stability

Age profile

20%
30%
26%
13%
Under 1820%
18–3430%
35–4926%
50–6413%
65+11%

Tenure

25%
22%
48%
Own outright25%
Own (mortgage)22%
Private rent48%
Social rent5%
Shared ownership0%

Ethnicity

33%
40%
14%
White British33%
White Other40%
Asian14%
Black1%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional70%
Routine / semi-routine4%
No car household48%
Unemployed3%
No qualifications4%

Housing tenure (Census 2021)

Private rent48%
Social rent5%

vs. London

Income vs London+11.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
63
Live planning apps (800m)
27
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
26
Planning apps (3 years)
34
Local approval rate
54%
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
56 homes · Olive & Douglas Waite Houses, 73 -79, Olive & Douglas Waite Houses, 73 -79, Priory Road, NW6 3NJ
Pipeline pressure
NONE

Named schemes (500m)

59 - 65, 59 - 65, Belsize Road, NW6 4BE54 homes
completed
100-106, 100, Goldhurst Terrace, London, NW6 3HS17 homes
completed
91-93, 91, Greencroft Gardens, London, NW6 3PG16 homes
completed
Maryon House, 115 - 119, Goldhurst Terrace, London, NW6 3EY11 homes
completed
Greencroft Mansions, 62, Greencroft Gardens, London, NW6 3LX10 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
10.3%
Ward turnout
40%
Election year
2026
MP
Tulip Siddiq (Labour)
MP majority
14,970
Constituency
Hampstead and Highgate

Councillors

Izzy LengaLabour
Francesca Marie ReynoldsLabour
Arun KumarLabour

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Key facts for NW6 3AL

Full postcodeNW6 3AL
Postcode districtNW6
BoroughLondon Borough of Camden
WardSouth Hampstead
Latitude51.542462
Longitude-0.184490
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