Gospel Oak · Camden · Hampstead and Highgate constituency · 51.55162, -0.16608

NW3 2AE— Gospel Oak, Camden

Location and area intelligence for NW3 2AE, Gospel Oak, Camden

The family fortress

 

Bottom 25% LondonSchools 100%Safety 68/100Transport 54/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
71
Safety
68
Schools
90
Transport
54
Environment
83
Investment
39

The bottom line

NW3 2AE offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

NW3 2AE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.7% vs London avg
vs London crime+127.0% vs London avg

Deep-dive guides for NW3 2AE

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How NW3 2AE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Rosary Catholic Primary School

Not yet inspected · 1 min walk

KS2: 105.1

★★

Secondary

The UCL Academy

Good · Inspected May 2024 · 15 min walk

P8: -0.14A8: 46.7

100% of local schools rated Good or Outstanding · based on 32 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 37 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

147.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

-8% vs borough

Crime by type

Other36%
Violence & sexual offences18%
Anti-social behaviour16%
Theft12%
Vehicle crime6%
Burglary5%
Robbery4%
Drug offences3%

Road safety

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

8

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 1.7km

Crime is +127% above London average

Property

1 May

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.

NW3 district median

£942,500

Based on 227 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£13,569/m²
Price per ft²£1,261/ft²
Avg floor area68.4 m²

EPC breakdown

C
17%
D
12%
E
2%

Based on 31 properties · Confidence: high

Street mix

Semi 7%Flat 78%Other 15%

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 yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£171,000
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)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,622
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+7%

Total change

+602%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.1%

per year

Acceleration

+2.30

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £150k–£175k · 34 sales

Property Type Mix

Total: 34 sales

Semi-detached8.8%
Flat/maisonette91.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£131k£610k+365.6%2.3
Post-dot-com plateau2002–2004£1.45m£358k-75.3%1
Pre-crash peak2005–2007£190k£433k+127.9%1
GFC & correction2008–2012£950k£543k-42.9%1
Help-to-Buy recovery2013–2016£430k£766k+78%1.5
Brexit uncertainty2018–2018£660k£660k+0%1
Pandemic surge2020–2021£640k£760k+18.8%1
Current market2024–2024£920k£920k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
8.8%
District
8.8%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing7
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Belsize Park Underground StationNorthern line
1.8 min walk
Hampstead Heath

Nearby stations

Belsize Park Underground StationNorthern
2 min walk
Hampstead Heath Rail StationMildmay
5 min walk
Hampstead HeathNational Rail
5 min walk
Hampstead Underground StationNorthern
12 min walk
Swiss Cottage Underground StationJubilee
13 min walk
No bus stops within 400m

63

Walkability score

140

Footpaths (500m)

0

Santander docks (800m)

1.1 km

Nearest cycle dock

Central London commute times

London Bridge41 min ↑
Victoria ★39 min
Waterloo43 min ↑
Canary Wharf51 min ↑
City43 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

15

Car parks (800m)

9

EV chargers (800m)

Nearest car park100m
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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 1.9 km

Energy

Solar: 850 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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 yield849.7 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CAMDEN COMMUNITY DERMATOLOGY - RFH

ROYAL FREE HOSPITAL, POND STREET, NW3 2QG

2 min walk

9

GPs within 1km

10

Dentists within 1km

1

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 186 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

102

Parks (1km)

28

Restaurants (800m)

20

Cafes (800m)

4

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

12

Sports (1km)

3

Convenience

Nearest supermarketpomona · 179 m
7 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

114m

Post office

Nearby shops

Euphorium72 m
Ham&High317 m
Hamstead Supermarket & Off License328 m
Fleet Convenience Store377 m

Nearby cafes

Joe & The Juice83 m
Von Crumb109 m
Watchhouse165 m
Glass Cafe251 m

Nearby restaurants

Franco Manca55 m
The Social67 m
Terrazza85 m
KFC92 m

Nearby pubs

The George124 m
The Roebuck267 m
South End Green Social298 m
The Garden Gate343 m

Nearby gyms

Globe Tennis Club194 m
Barre Core264 m
Armoury Fitness277 m
Fitness VIP681 m

Nearby pharmacies

Revital115 m
Boots129 m
Pharmacyrepublic348 m

Nearby health

Royal Free Hospital162 m
heath health care335 m
Advanced Dental Centre383 m
Practice on the Hill552 m
Food hygiene (5-star)51% of 131

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
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

AMADEUS VENTURES LTD
AVIM CAPITAL LTD
BSPG LIMITED
IKG CONSULTING SERVICES LTD
ITPMCONSULTANCYSERVICES LIMITED

+3 more

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.7%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£2,102London avg: £1,950/mo
Gross yield
2.7% (low)London avg: 3.8%Below average yield — bottom 70%
Gentrification score26/100
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

68.6

Price growth score

B
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,710m
Crossrail 2 route3,480m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,019 nationally

1,586

Est. population

9,690/km²

63%

Employed

66%

Degree educated

£44,800

Median income

2.8%

Claimant rate

Inner cityHigh densityYoung professionals

34

Community stability

Age profile

16%
29%
24%
17%
13%
Under 1816%
18–3430%
35–4924%
50–6417%
65+13%

Tenure

28%
52%
Own outright11%
Own (mortgage)8%
Private rent28%
Social rent52%
Rent free1%

Ethnicity

30%
26%
25%
White British30%
White Other26%
Asian25%
Black7%
Mixed5%
Other7%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine10%
No car household73%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Social rent52%
Private rent28%

vs. London

Income vs London+6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
131
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
38
Local approval rate
90%
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)
30
Largest scheme
141 homes · Former William Gunn House, 50, Lawn Road, London, NW3 2XA
Pipeline pressure
NONE

Named schemes (500m)

Former William Gunn House, 50, Lawn Road, London, NW3 2XA141 homes
completed
Bartrams Convent Hostel, Bartrams Convent Hostel, Rowland Hill Street, NW3 2AD60 homes
completed
Site at ABC Cinema and 83 Fleet Road, Former ABC Cinema Site & 83, Pond Street, Pond Street, London48 homes
completed
Ormonde Court, 10, Belsize Grove, London, NW3 4UP27 homes
completed
The Porticos, 53, Belsize Avenue, London, NW3 4BN18 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
12.1%
Ward turnout
39%
Election year
2026
MP
Tulip Siddiq (Labour)
MP majority
14,970
Constituency
Hampstead and Highgate

Councillors

Richard John AtkinsGreen
Marcus James BoylandLabour
Larraine RevahLabour

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Key facts for NW3 2AE

Full postcodeNW3 2AE
Postcode districtNW3
BoroughLondon Borough of Camden
WardGospel Oak
Latitude51.551617
Longitude-0.166081
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