South Hampstead · Camden · Hampstead and Highgate constituency · 51.54671, -0.18057

NW6 3BS— South Hampstead, Camden

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 72/100Transport 59/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
71
Safety
72
Schools
90
Transport
59
Environment
53
Investment
58

The bottom line

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

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Location

NW6 3BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.9% vs London avg
vs London crime+83.0% vs London avg

Deep-dive guides for NW6 3BS

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“High-connectivity investment target”

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How NW6 3BS 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 · 2 min walk

KS2: 105.8

★★

Secondary

Harris Academy St John's Wood

Good · Inspected Nov 2019 · 13 min walk

P8: +0.53A8: 50.9

100% of local schools rated Good or Outstanding · based on 29 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

118.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

-26% vs borough

Crime by type

Other39%
Violence & sexual offences14%
Theft13%
Anti-social behaviour12%
Vehicle crime9%
Robbery6%
Burglary6%
Drug offences2%

Road safety

94

Road safety score

6

Accidents (5yr)

3

Serious within 200m

MEDIUM pedestrian risk4 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 1.0km

Crime is +83% above 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£8,813/m²
Price per ft²£819/ft²
Avg floor area55.4 m²

EPC breakdown

C
5%
D
5%
E
2%
F
2%
G
1%

Based on 15 properties · Confidence: medium

Street mix

Flat 86%Other 14%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£138,500
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+5.1%

Total change

+322%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.6%

per year

Acceleration

-30.66

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 17 sales

Property Type Mix

Total: 17 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£113k£216k+92.3%1.7
Post-dot-com plateau2001–2002£110k£222k+101.4%1.5
Pre-crash peak2006–2006£200k£200k+0%1
GFC & correction2008–2011£360k£470k+30.6%1
Help-to-Buy recovery2013–2014£345k£330k-4.3%1
Current market2024–2026£470k£475k+1.1%1.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.1% alpha

Flat/maisonette-2.1% α
Local
3.3%
District
5.4%

CAGR over 28yr 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
Finchley Road Underground StationJubilee line
0.7 min walk

Nearby stations

Finchley Road Underground StationJubilee · Metropolitan
1 min walk
Finchley Road Underground StationNational Rail
1 min walk
Finchley Road & Frognal Rail StationMildmay
5 min walk
Swiss Cottage Underground StationJubilee
6 min walk
South Hampstead Rail StationLioness
7 min walk
No bus stops within 400m

64

Walkability score

141

Footpaths (500m)

0

Santander docks (800m)

1.1 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)

8

EV chargers (800m)

Total spaces (800m)64
Nearest car park120m
Santander docks (800m)0
Nearest cycle dock1.1 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: 3.1 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 22%
Less green space than 88% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.6 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

GRAY'S INN MEDICAL GROUP HAMPSTEAD

5 DALEHAM GARDENS, NW3 5BY

6 min walk

95%

Recommend GP

95%

Overall GP experience

5

GPs within 1km

12

Dentists within 1km

5

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

73

Parks (1km)

35

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

26

Sports (1km)

3

Convenience

Nearest supermarketPricewise Food & Wine · 55 m
16 tennis courts6 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

642m

Post office

Nearby shops

Natural Natural129 m
SK Mart132 m
Pandoca251 m
Shrinath cash & carry289 m

Nearby cafes

Loft Coffee Company8 m
Remon61 m
Garden Breakfast Café128 m
Starbucks168 m

Nearby restaurants

Pho Ta22 m
Pret A Manger36 m
Tortilla69 m
Subway80 m

Nearby pubs

The North Star186 m
The Arches Wine Bar & Restaurant534 m
Backstage Bar551 m
The Gardens661 m

Nearby gyms

Virgin Active160 m
Tokia167 m
PureGym171 m
Anytime Fitness375 m

Nearby pharmacies

Boots303 m
Superdrug386 m
Central Pharmacy779 m
Hodgetts Chemist1.0 km

Nearby health

Lemoge Clinic91 m
Optimax London108 m
My Healthcare clinic228 m
BrightSmile271 m
Food hygiene (5-star)46% of 148

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

DANY'S BARBER LTD
LOFT COFFEE COMPANY LIMITED
SAMAI GROUP LIMITED

Investment

Investment grade, yield and market outlook

58

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months3

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

70.2

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,948m
Crossrail 2 route3,896m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,200 nationally

1,867

Est. population

17,231/km²

66%

Employed

67%

Degree educated

£44,900

Median income

5.1%

Claimant rate

Inner cityVery high densityYoung professionals

27

Community stability

Age profile

20%
33%
25%
Under 1820%
18–3433%
35–4925%
50–6412%
65+10%

Tenure

15%
13%
53%
18%
Own outright15%
Own (mortgage)13%
Private rent53%
Social rent18%
Shared ownership0%
Rent free0%

Ethnicity

29%
27%
23%
White British29%
White Other28%
Asian23%
Black7%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine9%
No car household69%
Unemployed4%
No qualifications10%

Housing tenure (Census 2021)

Private rent53%
Social rent18%

vs. London

Income vs London+6.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
25
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
19
Local approval rate
53%
Borough approval rate
87%
Historic landfill (400m)
1
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)
16
Largest scheme
109 homes · 321, Finchley Road, London, NW3 6EP
Pipeline pressure
NONE

Named schemes (500m)

2-28 & ADJOINING LAND, 26, Lithos Road, London, NW3 6EF39 homes
completed
ROSEMONT EMBANKMENT, LAND TO REAR OF, 16-26, 30-32, ROSEMONT EMBANKMENT, LAND TO REAR OF, 16-26, 30-32, ROSEMONT ROAD, NW327 homes
completed
Lithos House, 307, Lithos House, 307, Finchley Road, NW3 6EH21 homes
completed
Marlborough House, 179, Finchley Road, London, NW3 6LB18 homes
completed
Fitzjohn's Lodge Hotel, 3, 5 & 7, Fitzjohn's Lodge Hotel, 3, 5 & 7, Fitzjohn's Avenue, NW3 5JY17 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 3BS

Full postcodeNW6 3BS
Postcode districtNW6
BoroughLondon Borough of Camden
WardSouth Hampstead
Latitude51.546708
Longitude-0.180571
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