Gospel Oak · Camden · Hampstead and Highgate constituency · 51.55176, -0.16382

NW3 2BY— Gospel Oak, Camden

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 68/100Transport 54/100Low yield 2.68%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
68
Schools
60
Transport
54
Environment
83
Investment
50

The bottom line

NW3 2BY 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: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

NW3 2BY

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 2BY

🛡️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 2BY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Rosary Catholic Primary School

Not yet inspected · 3 min walk

KS2: 105.1

—

Secondary

Haverstock School

Not yet inspected · 13 min walk

P8: -0.16A8: 44.2

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 · 37 min walk

4 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 1.5km

Crime is +127% above London average

Property

Prices, sales volume and market trends

Avg floor area79.6 m²

EPC breakdown

C
7%

Based on 7 properties · Confidence: low

Street mix

Terraced 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

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£199,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,622
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2021 · CAGR

+9.4%

Total change

+558%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.9%

per year

Acceleration

-29.87

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 7 sales

Property Type Mix

Total: 7 sales

Terraced100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£130k£130k+0%1
Pre-crash peak2006–2007£335k£438k+30.6%1.5
Help-to-Buy recovery2013–2013£585k£585k+0%1
Brexit uncertainty2017–2017£800k£800k+0%1
Pandemic surge2021–2021£855k£855k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Gospel Oak Rail StationMildmay · Suffragette
12 min walk
Hampstead Underground StationNorthern
13 min walk
No bus stops within 400m

65

Walkability score

188

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

10

Car parks (800m)

8

EV chargers (800m)

Nearest car park204m
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 waterLOW
Low
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: 3.3 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

HAMPSTEAD GROUP PRACTICE

75 FLEET ROAD, NW3 2QU

2 min walk

85%

Recommend GP

85%

Overall GP experience

10

GPs within 1km

10

Dentists within 1km

2

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 193 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

106

Parks (1km)

21

Restaurants (800m)

21

Cafes (800m)

4

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

13

Sports (1km)

5

Convenience

Nearest supermarketpomona · 188 m
7 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

187m

Post office

Nearby shops

Euphorium180 m
Fleet Convenience Store255 m
Fleet Food & Wine262 m
Ham&High294 m

Nearby cafes

Von Crumb132 m
Joe & The Juice177 m
Watchhouse182 m
Royal Cafe & Sandwhich bar245 m

Nearby restaurants

Gourmet Burger Kitchen135 m
Tish136 m
PizzaExpress140 m
Pret A Manger145 m

Nearby pubs

The Stag231 m
The George255 m
South End Green Social269 m
The Garden Gate347 m

Nearby gyms

Globe Tennis Club78 m
Armoury Fitness329 m
Barre Core358 m
Fitness VIP654 m

Nearby pharmacies

Boots172 m
Revital176 m
Pharmacyrepublic242 m
Macey Chemist652 m

Nearby health

Royal Free Hospital180 m
heath health care298 m
Advanced Dental Centre306 m
Passport Health Hampstead Travel Clinic428 m
Food hygiene (5-star)50% of 119

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

NASRAWY LTD

Investment

Investment grade, yield and market outlook

50

Investment score

Moderate

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 moderate.

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

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Future outlook

50.4

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,632m
Crossrail 2 route3,391m

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)
77
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
39
Local approval rate
95%
Borough approval rate
87%
Opportunity area
No
CIL rate (residential)
£250/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
37
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
32, 32, Lawn Road, NW3 2XU72 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

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 2BY

Full postcodeNW3 2BY
Postcode districtNW3
BoroughLondon Borough of Camden
WardGospel Oak
Latitude51.551762
Longitude-0.163825
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