South Hampstead · Camden · Hampstead and Highgate constituency · 51.54042, -0.17674

NW8 0SB— South Hampstead, Camden

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 76/100Transport 59/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
70
Safety
76
Schools
90
Transport
59
Environment
54
Investment
43

The bottom line

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

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Location

NW8 0SB

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 0SB

🛡️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 0SB 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 · 4 min walk

P8: +0.53A8: 50.9

100% of local schools rated Good or Outstanding · based on 28 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 23 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

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 1 sale 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)1
New build0.0%
Price per m²£6,825/m²
Price per ft²£634/ft²
Avg floor area62.4 m²

EPC breakdown

C
20%
D
19%
E
2%
F
1%

Based on 42 properties · Confidence: high

Street mix

Flat 100%

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£156,000
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

1995–2024 · CAGR

+7.6%

Total change

+727%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.5%

per year

Acceleration

-23.14

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £175k–£200k · 30 sales

Property Type Mix

Total: 30 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£52k£165k+217.3%1.5
Post-dot-com plateau2002–2004£180k£219k+21.5%3.3
GFC & correction2008–2012£200k£330k+65%1
Help-to-Buy recovery2013–2016£318k£420k+32.1%1.5
Brexit uncertainty2018–2018£410k£410k+0%1
Rate-rise correction2023–2023£470k£470k+0%1
Current market2024–2024£430k£430k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.5% alpha

Flat/maisonette+0.5% α
Local
9.8%
District
9.3%

CAGR over 18yr 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 Timing1
Trend Position100

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
4.4 min walk
South Hampstead

Nearby stations

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

60

Walkability score

228

Footpaths (500m)

4

Santander docks (800m)

0.6 km

Nearest cycle dock

Central London commute times

London Bridge ★29 min
Victoria32 min ↓
Waterloo31 min ↓
Canary Wharf39 min ↓
City36 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

23

Car parks (800m)

7

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.3 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 78% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.2 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 · 805 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 1.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

94

Parks (1km)

27

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

8

Gyms (1km)

16

Sports (1km)

5

Convenience

No pubs within 400m — nearest: The Arches Wine Bar & Restaurant (329 m)

Nearest supermarketSave More · 279 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)

227m

Post office

Nearby shops

AA Food225 m
Green Village Deli235 m
Tesco Express236 m
Fair Supermarket282 m

Nearby cafes

Zara Cafe281 m
Liten291 m
Habiba's Deli352 m
Pasticcio461 m

Nearby restaurants

Singapore Garden293 m
Deliveroo Swiss Cottage299 m
Mikuniya303 m
Et House316 m

Nearby pubs

The Arches Wine Bar & Restaurant329 m
Backstage Bar495 m
The North Star618 m
The Ordnance Arms629 m

Nearby gyms

Gav the Champ282 m
Performance RX297 m
Swiss Cottage Leisure Centre Swimming Pool364 m
Swiss Cottage Leisure Centre368 m

Nearby pharmacies

Superdrug459 m
Boots518 m
Hodgetts Chemist622 m
St Johns Wood Pharmacy819 m

Nearby health

NW London Smile Centre214 m
Swiss Cottage Surgery396 m
St. John's Wood Orthodontic Clinic403 m
Willow Tree Dental490 m
Food hygiene (5-star)51% of 109

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

AUTOXAI LTD
BELSIZEOSTEOPATHIC PRACTICE LIMITED
DESIGNED BY BERNADETA LTD
ENLIGHT VENTURES LTD
MANCHE CONSTRUCTIONS LTD

+2 more

Investment

Investment grade, yield and market outlook

43

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 months0

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

4/100

Velocity score

Future outlook

54.8

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,270m
Crossrail 2 route3,330m

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)
140
Live planning apps (800m)
26
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
38
Planning apps (3 years)
37
Local approval rate
68%
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)

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
43-53, 43-53, MARLBOROUGH HILL, NW835 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 0SB

Full postcodeNW8 0SB
Postcode districtNW8
BoroughLondon Borough of Camden
WardSouth Hampstead
Latitude51.540417
Longitude-0.176741
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