Gospel Oak · Camden · Hampstead and Highgate constituency · 51.55447, -0.15562

NW3 2LB— Gospel Oak, Camden

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

The family fortress

 

Schools 100%Safety 76/100Transport 44/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
76
Schools
60
Transport
44
Environment
83
Investment
38

The bottom line

NW3 2LB offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

NW3 2LB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.0% vs London avg
vs London crime+48.0% vs London avg

Deep-dive guides for NW3 2LB

🛡️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 2LB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Gospel Oak Primary School

Not yet inspected · 3 min walk

KS2: 108.4

—

Secondary

William Ellis School

Not yet inspected · Inspected Oct 2024 · 7 min walk

P8: -0.13A8: 48.9

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 42 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

96.2 incidents per 1,000 residents

Higher crime than 72% of London
→ Stable

-40% vs borough

Crime by type

Violence & sexual offences31%
Other30%
Anti-social behaviour12%
Vehicle crime12%
Theft8%
Burglary5%
Drug offences2%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 983m

Crime is +48% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales 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)4
New build0.0%
Price per m²£8,188/m²
Price per ft²£761/ft²
Avg floor area101.4 m²

EPC breakdown

B
1%
C
4%
D
15%
E
3%
F
1%

Based on 24 properties · Confidence: medium

Street mix

Terraced 19%Flat 81%

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£253,500
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)
GlazingSingle glazed
Council tax band Band EAnnual charge £1,982
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.5%

Total change

+431%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.5%

per year

Acceleration

+46.05

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 37 sales

Property Type Mix

Total: 37 sales

Terraced18.9%
Flat/maisonette81.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£105k£700k+569.9%1.8
Post-dot-com plateau2001–2004£238k£279k+17%1.5
Pre-crash peak2005–2006£279k£695k+148.7%1.5
GFC & correction2010–2010£478k£478k+0%2
Help-to-Buy recovery2013–2015£1.27m£1.53m+20.1%1.7
Brexit uncertainty2017–2018£821k£818k-0.4%1.5
Pandemic surge2020–2020£660k£660k+0%2
Rate-rise correction2023–2023£590k£590k+0%1
Current market2024–2026£3.05m£555k-81.8%1.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.2% alpha

Flat/maisonette-0.2% α
Local
6.1%
District
6.3%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Belsize Park Underground StationNorthern line
9.3 min walk
Gospel Oak

Nearby stations

Gospel Oak Rail StationMildmay · Suffragette
4 min walk
Gospel OakNational Rail
4 min walk
Hampstead Heath Rail StationMildmay
9 min walk
Belsize Park Underground StationNorthern
10 min walk
Kentish Town West Rail StationMildmay
13 min walk
No bus stops within 400m

40

Walkability score

138

Footpaths (500m)

0

Santander docks (800m)

1.1 km

Nearest cycle dock

Central London commute times

London Bridge48 min ↑
Victoria ★44 min
Waterloo46 min ↑
Canary Wharf51 min ↑
City48 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

13

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)44
Nearest car park328m
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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 1.8 km

Energy

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

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): None recorded

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

MARIE CURIE EHC@H

ROY SHAW HOUSE, 3-5 CRESSY ROAD, NW3 2ND

5 min walk

7

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 687 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

146

Parks (1km)

6

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

29

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Old Oak (314 m)

Nearest supermarketpomona · 798 m
19 tennis courts2 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

590m

Post office

Nearby shops

Hope Food & Wine59 m
Mansfield Supermarket80 m
Hampstead Food & News211 m
Londis312 m

Nearby cafes

Gospel Oak Cafe59 m
Lewis Coffee Espresso Bar70 m
Ravel's Bistro250 m
Gospel Coffee295 m

Nearby restaurants

Fong's Kitchen67 m
Aroma Spice451 m
Rajdoot470 m
Blue sea fishbar588 m

Nearby pubs

The Old Oak314 m
The Gipsy Queen411 m
The Stag436 m
The Lord Southampton528 m

Nearby gyms

Parliament Hill Fields Changing Rooms296 m
Parliament Hill Fields Athletics Track311 m
Parliament Hill Lido376 m
The Dome531 m

Nearby pharmacies

Macey Chemist61 m
Pharmacyrepublic476 m
sandy Pharmacy592 m
Eico Pharmacy723 m

Nearby health

Passport Health Hampstead Travel Clinic217 m
heath health care604 m
Royal Free Hospital701 m
Advanced Dental Centre736 m
Food hygiene (5-star)34% of 79

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

BLACKFISHERS LTD
DRUG LANDSCAPE LTD
GRAPEVINE PUBLISHING SERVICES LIMITED

Investment

Investment grade, yield and market outlook

38

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 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 score21/100
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

63.1

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,575m
Crossrail 2 route3,326m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,321 nationally

1,330

Est. population

20,673/km²

66%

Employed

68%

Degree educated

£46,200

Median income

1.6%

Claimant rate

Inner cityVery high densityYoung professionals

46

Community stability

Age profile

18%
21%
22%
22%
16%
Under 1818%
18–3421%
35–4922%
50–6422%
65+16%

Tenure

31%
26%
27%
16%
Own outright31%
Own (mortgage)26%
Private rent27%
Social rent16%
Shared ownership1%

Ethnicity

58%
23%
White British58%
White Other23%
Asian6%
Black4%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine8%
No car household46%
Unemployed4%
No qualifications8%

Housing tenure (Census 2021)

Private rent27%
Social rent16%

vs. London

Income vs London+10.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
16
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
19
Local approval rate
100%
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)
131
Largest scheme
119 homes · Land bounded by Grafton Terrace, Maitland Park Villas and Ma, Land bounded by Grafton Terrace, Maitland Park Villas and Ma, Grafton Terrace, NW3 2EH
Pipeline pressure
NONE

Named schemes (500m)

St Dominics Priory, ST DOMINICS PRIORY, Southampton Road, London, NW5 4LB39 homes
completed
Former 1a, BUTLERS YARD, Southampton Road, SOUTHAMPTON ROAD (1A), London, NW5 4JS16 homes
completed
84, 84, Parkhill Road, London, NW3 2YT10 homes
completed
57 Roderick Road, Roderick Road, London, NW3 2NP6 homes
completed
55 Roderick Road, Roderick Road, London, NW3 2NP6 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 2LB

Full postcodeNW3 2LB
Postcode districtNW3
BoroughLondon Borough of Camden
WardGospel Oak
Latitude51.554466
Longitude-0.155623
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