South Hampstead · Camden · Hampstead and Highgate constituency · 51.53995, -0.17646

NW8 0RU— South Hampstead, Camden

Location and area intelligence for NW8 0RU, South Hampstead, Camden

The practical family move

 

Bottom 25% LondonSchools 100%Safety 76/100Transport 60/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
71
Safety
76
Schools
90
Transport
60
Environment
54
Investment
46

The bottom line

NW8 0RU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

NW8 0RU

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+6.9% vs London avg
vs London crime+44.0% vs London avg

Deep-dive guides for NW8 0RU

🛡️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 NW8 0RU 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 · 9 min walk

KS2: 105.8

★★

Secondary

Harris Academy St John's Wood

Good · Inspected Nov 2019 · 3 min walk

P8: +0.53A8: 50.9

100% of local schools rated Good or Outstanding · based on 26 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

93.8 incidents per 1,000 residents

Higher crime than 71% of London
→ Stable

-42% vs borough

Crime by type

Anti-social behaviour24%
Other24%
Violence & sexual offences19%
Burglary11%
Vehicle crime11%
Theft5%
Robbery3%
Drug offences2%

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 1.7km

Crime is +44% 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.

NW8 district median

£787,500

Based on 47 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£6,709/m²
Price per ft²£623/ft²
Avg floor area68.6 m²

EPC breakdown

C
11%
D
13%
E
3%
F
1%

Based on 28 properties · Confidence: medium

Street mix

Flat 97%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£171,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.2%

Total change

+653%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.5%

per year

Acceleration

+8.81

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 32 sales

Property Type Mix

Total: 32 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£64k£115k+81.1%1
Post-dot-com plateau2001–2004£175k£215k+22.9%2.2
Pre-crash peak2005–2007£225k£240k+6.7%2
GFC & correction2008–2011£299k£280k-6.4%1.3
Help-to-Buy recovery2013–2016£440k£446k+1.3%1.3
Brexit uncertainty2017–2017£430k£430k+0%1
Pandemic surge2020–2020£375k£375k+0%1
Rate-rise correction2022–2022£410k£410k+0%1
Current market2024–2025£425k£478k+12.5%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.2% alpha

Flat/maisonette-1.2% α
Local
6.4%
District
7.6%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

South Hampstead Rail StationLioness
3 min walk
South HampsteadNational Rail
3 min walk
Swiss Cottage Underground StationJubilee
5 min walk
St. John's Wood Underground StationJubilee
8 min walk
Finchley Road Underground StationJubilee · Metropolitan
10 min walk
No bus stops within 400m

56

Walkability score

210

Footpaths (500m)

4

Santander docks (800m)

0.6 km

Nearest cycle dock

Central London commute times

London Bridge ★26 min
Victoria29 min ↓
Waterloo28 min ↓
Canary Wharf36 min ↓
City33 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)

5

EV chargers (800m)

Nearest car park111m
Santander docks (800m)4
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 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.3 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 3.3 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): 2

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

SWISS COTTAGE SURGERY

2 WINCHESTER MEWS, SWISS COTTAGE, NW3 3NP

5 min walk

82%

Recommend GP

82%

Overall GP experience

12

GPs within 1km

10

Dentists within 1km

6

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 751 m
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

101

Parks (1km)

27

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

8

Gyms (1km)

16

Sports (1km)

4

Convenience

No pubs within 400m — nearest: The Arches Wine Bar & Restaurant (374 m)

Nearest supermarketSave More · 328 m
2 tennis courts2 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

2

Cinemas (2km)

263m

Post office

Nearby shops

AA Food261 m
Green Village Deli282 m
Tesco Express289 m
Fair Supermarket331 m

Nearby cafes

Zara Cafe329 m
Liten336 m
Habiba's Deli406 m
Pasticcio508 m

Nearby restaurants

Cent Anni328 m
Singapore Garden344 m
Deliveroo Swiss Cottage346 m
Mikuniya355 m

Nearby pubs

The Arches Wine Bar & Restaurant374 m
Backstage Bar534 m
The Ordnance Arms576 m
The North Star672 m

Nearby gyms

Gav the Champ330 m
Performance RX348 m
Swiss Cottage Leisure Centre Swimming Pool383 m
Swiss Cottage Leisure Centre389 m

Nearby pharmacies

Superdrug510 m
Boots570 m
Hodgetts Chemist617 m
St Johns Wood Pharmacy764 m

Nearby health

NW London Smile Centre249 m
St. John's Wood Orthodontic Clinic348 m
Swiss Cottage Surgery418 m
Willow Tree Dental536 m
Food hygiene (5-star)50% of 109

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

BUTTERO EVENTS LIMITED
CARTINTON CONSTRUCTORS LIMITED
MARCOSOFT TECHNOLOGY LIMITED

Investment

Investment grade, yield and market outlook

46

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
3.2% (average)London avg: 3.8%Below average yield — bottom 57%
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months2

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

17/100

Velocity score

Future outlook

55.4

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,220m
Crossrail 2 route3,291m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,280 nationally

1,791

Est. population

18,097/km²

55%

Employed

53%

Degree educated

£44,900

Median income

6.4%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

33

Community stability

Age profile

24%
26%
23%
17%
Under 1824%
18–3426%
35–4923%
50–6417%
65+11%

Tenure

32%
40%
Own outright13%
Own (mortgage)12%
Private rent32%
Social rent40%
Shared ownership4%
Rent free1%

Ethnicity

26%
21%
22%
14%
White British26%
White Other21%
Asian22%
Black14%
Mixed7%
Other10%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine15%
No car household59%
Unemployed6%
No qualifications14%

Housing tenure (Census 2021)

Social rent40%
Private rent32%

vs. London

Income vs London+6.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
148
Live planning apps (800m)
28
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
44
Planning apps (3 years)
40
Local approval rate
73%
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)
12
Largest scheme
169 homes · SWISS COTTAGE LEISURE CENTRE, CORNER OF, SWISS COTTAGE LEISURE CENTRE, CORNER OF, WINCHESTER ROAD, ADELAIDE ROAD, NW3
Pipeline pressure
NONE

Named schemes (500m)

Development Site At 1, Queens Grove, 12-22 Finchley Road, NW8 6EB66 homes
completed
59 - 65, 59 - 65, Belsize Road, NW6 4BE54 homes
completed
17, Hilgrove Road, London, NW6 4TH50 homes
completed
154, 154, Loudoun Road, NW8 0DJ42 homes
completed
Centre Heights, 137, Finchley Road, London, NW3 6JG35 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 NW8 0RU

Full postcodeNW8 0RU
Postcode districtNW8
BoroughLondon Borough of Camden
WardSouth Hampstead
Latitude51.539954
Longitude-0.176456
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