South Hampstead · Camden · Hampstead and Highgate constituency · 51.54524, -0.18625

NW6 3RY— South Hampstead, Camden

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

The practical family move

 

Top 10% LondonSchools 100%Safety 80/100Transport 59/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
73
Safety
80
Schools
90
Transport
59
Environment
53
Investment
54

The bottom line

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

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Location

NW6 3RY

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+8.0% vs London avg

Deep-dive guides for NW6 3RY

🛡️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 NW6 3RY 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 · 7 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 25 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

70.5 incidents per 1,000 residents

Higher crime than 54% of London
→ Stable

-56% vs borough

Crime by type

Other31%
Anti-social behaviour19%
Vehicle crime16%
Violence & sexual offences15%
Burglary8%
Theft7%
Robbery3%
Drug offences1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 850m

Crime is +8% 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£8,135/m²
Price per ft²£756/ft²
Avg floor area92.5 m²

EPC breakdown

C
23%
D
19%
E
8%
F
1%

Based on 51 properties · Confidence: high

Street mix

Semi 2%Flat 97%Other 1%

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£231,250
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)
GlazingSingle glazed
Council tax band Band EAnnual charge £1,982
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+4.5%

Total change

+296%

Market Activity

Price Velocity & Acceleration

Current Velocity

-33.6%

per year

Acceleration

-2.95

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £200k–£250k · 123 sales

Property Type Mix

Total: 123 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£115k£211k+83.5%6.8
Post-dot-com plateau2001–2004£248k£303k+22.2%5.5
Pre-crash peak2005–2007£390k£450k+15.4%5.7
GFC & correction2008–2012£420k£777k+85%2.4
Help-to-Buy recovery2013–2015£548k£845k+54.3%3.3
Brexit uncertainty2017–2019£1.02m£612k-40%2.3
Pandemic surge2020–2021£727k£540k-25.7%3.5
Rate-rise correction2022–2023£750k£1.01m+34.3%2
Current market2024–2026£988k£455k-53.9%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1% alpha

Flat/maisonette+1% α
Local
8.1%
District
7.1%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
West Hampstead Underground StationJubilee line
4 min walk
West Hampstead

Nearby stations

West Hampstead Underground StationJubilee
5 min walk
West Hampstead Rail StationMildmay
5 min walk
West HampsteadNational Rail
5 min walk
Finchley Road Underground StationJubilee · Metropolitan
6 min walk
Finchley Road & Frognal Rail StationMildmay
7 min walk
No bus stops within 400m

42

Walkability score

41

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

24

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)64
Nearest car park254m
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 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: 3.1 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 10%
Less green space than 88% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.9 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

7 min walk

72%

Recommend GP

72%

Overall GP experience

10

GPs within 1km

14

Dentists within 1km

4

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 1.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

80

Parks (1km)

33

Restaurants (800m)

17

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

28

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Gardens (304 m)

Nearest supermarketAmazon Fresh · 502 m
18 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)

400m

Post office

Nearby shops

Nisa Local352 m
Western Foods and Wine374 m
SK Mart471 m
Natural Natural493 m

Nearby cafes

Wired Co.321 m
Cafe Bon342 m
Starbucks384 m
The Sanctuary Café393 m

Nearby restaurants

Pham House289 m
Sarracino297 m
Moxie's Fish Bar340 m
Korean Barbeque344 m

Nearby pubs

The Gardens304 m
The Gallery311 m
The Railway339 m
ONE75375 m

Nearby gyms

Acol Bridge Club & Academy330 m
Movers and Shapers423 m
Virgin Active453 m
Tokia462 m

Nearby pharmacies

Central Pharmacy530 m
Boots636 m
Superdrug699 m
Hodgetts Chemist852 m

Nearby health

Lemoge Clinic512 m
Optimax London512 m
Belsize Priory Health Centre539 m
My Healthcare clinic569 m
Food hygiene (5-star)49% of 142

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
0
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

38 COMPAYNE GARDENS LIMITED
44 COMPAYNE GARDENS (MANAGEMENT) LIMITED
46 COMPAYNE GARDENS MANAGEMENT COMPANY LIMITED
50 COMPAYNE GARDENS LIMITED
64 COMPAYNE GARDENS FREEHOLD COMPANY LIMITED

+8 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 score25/100
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

68.5

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,118m
Crossrail 2 route4,157m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,234 nationally

1,730

Est. population

17,986/km²

64%

Employed

65%

Degree educated

£47,000

Median income

3.3%

Claimant rate

Urban coreVery high densityYoung professionals

34

Community stability

Age profile

20%
27%
25%
17%
Under 1820%
18–3427%
35–4925%
50–6417%
65+12%

Tenure

15%
15%
36%
34%
Own outright15%
Own (mortgage)15%
Private rent36%
Social rent34%
Shared ownership0%
Rent free0%

Ethnicity

38%
30%
13%
White British38%
White Other30%
Asian13%
Black8%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine10%
No car household61%
Unemployed5%
No qualifications10%

Housing tenure (Census 2021)

Private rent36%
Social rent34%

vs. London

Income vs London+11.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
22
Local approval rate
44%
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)
209
Largest scheme
198 homes · Former 187, 187-199, West End Lane, London, NW6 2LJ
Pipeline pressure
NONE

Named schemes (500m)

Olive & Douglas Waite Houses, 73 -79, Olive & Douglas Waite Houses, 73 -79, Priory Road, NW6 3NJ56 homes
completed
Iq Haywood House, Asher House, Blackburn Road, London, NW6 1RZ29 homes
completed
91-93, 91, Greencroft Gardens, London, NW6 3PG16 homes
completed
Greencroft Mansions, 62, Greencroft Gardens, London, NW6 3LX10 homes
completed
80, 80, Greencroft Gardens, London, NW6 3JQ7 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 3RY

Full postcodeNW6 3RY
Postcode districtNW6
BoroughLondon Borough of Camden
WardSouth Hampstead
Latitude51.545241
Longitude-0.186254
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