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Neighbourhood profile
Belsize
Camden, London
PocketsBelsize Park (Belsize Fire Station · Buckland Crescent · Belsize Avenue · north-east)Fitzjohns & Royal Free (Fitzjohn's Avenue · south · Swiss Cottage · Rosslyn Hill)Adelaide Road
Belsize sits between Hampstead and Primrose Hill at the top of Camden, a ward whose physical grain is set almost entirely by its mid-nineteenth-century villa streets. Ninety-three per cent of the ward sits inside the Belsize conservation area, and the seventy-three listed buildings include the Grade II* Belsize Fire Station and the Grade II* Numbers 1 and 3 Belsize Avenue. Transport is good, with Belsize Park on the Northern line and frequent buses on Haverstock Hill, and twenty-seven Ofsted outstanding rated schools fall within reach. Ninety-one food venues and fifty-six non-food outlets cluster tightly around Belsize Village and England's Lane, giving the ward a proper neighbourhood-shop character. The trade-offs are sharp: almost no green space within the ward itself (residents walk to Hampstead Heath or Primrose Hill one ward over), market pricing is high, and crime sits near the London median rather than below it, pulled up by drift from Camden Town's nightlife.
- Strongest89Heritage
Dense with listed buildings and conservation-area coverage
- Also strong73Connectivity
Excellent public-transport access
- Watch out1Area development
Little recent major-development activity
At a glance
- Good public-transport access
- 73 listed buildings
- 93% covered by a conservation area
- 5 schools rated Outstanding by Ofsted within 1 km
- 145 open venues (89 food and drink, 56 other)
9 pockets across 3 named areas · coloured by overall score.See on full map ↗
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Belsize Park developed as a London suburb from the 1850s, when Daniel Tidey and later speculative builders including William Willett replaced country houses with the stuccoed villas that now dominate the conservation area.
Belsize, layer by layer
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Scores as of 23 Aug 2026 · prices to 2026 · crime to Jun 2026 · air 2022 · sources
Property prices & growth
35Better than 15% of London
How scores work - Purchase affordability5
- Rent affordability15
- Price momentum (5yr)49
- Activity (turnover)56
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Prices, rent & trends
£ per square foot to buy, an estimated 2-bed rent, and decades of sale-price history for this ward.
For Belsize: 170 sales recorded (2025)32-yr price trend £—
Safety
50Better than 52% of London
- Personal safety68
- Property crime31
- Anti-social behaviour48
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Safety deep-dive
Every recorded crime type — burglary, robbery, vehicle crime and more — grouped into personal, property and anti-social behaviour, with the monthly trend for this ward.
For Belsize: personal, property & anti-social breakdown24-mo trend to Jun 2026counts —
Connectivity
73Better than 87% of London
Median public-transport access is very good (TfL PTAL 5.0 of 8 across this ward).
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Connectivity deep-dive
Real TfL journey times to London's major hubs, plus this ward's transport access rank across London.
For Belsize: — min by TfL to 8 major hubsaccess rank —
Air & Quiet
33Better than 25% of London
- Air quality22
- Quietness53
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Air & noise deep-dive
NO₂, PM2.5 and road/rail noise for this ward, each against WHO / UK limits.
Cultural Signal
37Better than 77% of London
- Nightlife7
- Dining43
- Arts & culture14
- Retail & shops21
- Sports & recreation7
- Independent scene71
- Vitality (openings, diversity)63
145 open venues nearby — 89 food & drink, 56 other.
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Culture deep-dive
What's open nearby — the venue mix, share of independents, and recent openings.
For Belsize: the mix behind 145 open venues—% independent
Education
61Better than 84% of London
- Primary schools52
- Secondary schools70
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School inspection history
Every school in this ward with its current Ofsted rating and multi-year trend.
For Belsize: 13 schools, each with its inspection record
Heritage
89Better than 96% of London
73 listed buildings · 93% under a conservation area
- Belsize Fire StationGrade II*
- Numbers 1 and 3 and Attached Boundary WallsGrade II*
- 59, Eton AvenueGrade II
From Historic England's National Heritage List for England.
Nature Access
46Better than 12% of London
- Green spaces59
- Waterways25
~0 ha of green space in total.
Area development
1Better than 33% of London
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Planning pipeline
Named recent approvals with homes and floorspace, the local homes pipeline, and the affordable share.
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- Prices — £ per square foot, an estimated rent, and the ward’s full price history
- Safety — crime by type with its monthly trend
- Getting around — real TfL journey times to the big hubs
- Schools, air & noise — every school’s inspection record, air & noise against WHO limits
- What's next — the venue mix, what’s been approved to build nearby, and cheaper areas that score like Belsize
For Belsize: 170 sales recorded (2025)32-yr price history £—24-mo crime trend to Jun 2026TfL times to 8 hubs — min13 schools' inspection records145 venues mapped
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What's changing in Belsize
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Belsize, quick answers
- Is Belsize safe?
- Belsize scores 50 for safety, based on street-level recorded crime (police.uk) — mid-table for London. The score weighs personal safety, property crime and anti-social behaviour separately rather than ranking on one raw total, so the mix of crime matters as well as the volume.
- Is Belsize a good place to live?
- Belsize scores 48 overall when all nine data layers are weighted equally. The London comparison beside the score shows how that number ranks against every ward. Its strongest suits are heritage (89) and connectivity (73); its weakest is area development (1). Whether it suits you depends on what you weight — the same data re-ranked around your own priorities can read very differently.
- How well connected is Belsize?
- Good public-transport access: Transport for London rates the typical spot in Belsize 5 on its 0–8 public-transport access scale, which puts the ward at 73 for connectivity relative to the rest of London.
- Is Belsize expensive to buy in?
- Relative to the rest of London, Belsize is among London's pricier areas: its purchase-affordability score is 1/20, where higher means cheaper per square foot (HM Land Registry sold prices matched to floor areas).
- What are the schools like near Belsize?
- Belsize scores 61 for education, based on Ofsted ratings and walking distance to the nearest rated primary and secondary schools. 5 schools within a kilometre hold an Outstanding rating.
Where else to look
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- Grove · Hammersmith and Fulham
- Fulham Town · Hammersmith and Fulham
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Neighbourhood matches
Find areas that score like this one, with the price difference for each.
Nearby wards
- Frognal · Camden
- Gospel Oak · Camden
- Hampstead Town · Camden
- Haverstock · Camden
- Primrose Hill · Camden
- South Hampstead · Camden
- West Hampstead · Camden
More affordable, similar areas
- Clapham Town · LambethMore affordable
- De Beauvoir · HackneyMore affordable
- Avonmore · Hammersmith and FulhamMore affordable
- Canonbury · IslingtonMore affordable
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