Gospel Oak · Camden · Hampstead and Highgate constituency · 51.54929, -0.16087

NW3 2UP— Gospel Oak, Camden

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 84/100Transport 54/100Low yield 2.68%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
70
Safety
84
Schools
60
Transport
54
Environment
55
Investment
51

The bottom line

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

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

NW3 2UP

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-36.0% vs London avg

Deep-dive guides for NW3 2UP

🛡️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 NW3 2UP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Fleet Primary School

Not yet inspected · 6 min walk

KS2: 104.6

—

Secondary

Haverstock School

Not yet inspected · 9 min walk

P8: -0.16A8: 44.2

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 34 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.3 incidents per 1,000 residents

Better than 70% of London
→ Stable

-74% vs borough

Crime by type

Other24%
Anti-social behaviour22%
Vehicle crime20%
Violence & sexual offences12%
Burglary11%
Theft5%
Robbery4%
Drug offences1%

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 · 1.4km

Crime is 36% below London average

Property

Prices, sales volume and market trends

Avg floor area107 m²

EPC breakdown

C
13%
D
20%
E
7%

Based on 40 properties · Confidence: high

Street mix

Semi 17%Terraced 20%Detached 3%Flat 60%

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£267,500
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
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

1995–2021 · CAGR

+12%

Total change

+1785%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.4%

per year

Acceleration

-13.43

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £400k–£450k · 35 sales

Property Type Mix

Total: 35 sales

Detached2.9%
Semi-detached17.1%
Terraced20%
Flat/maisonette60%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£183k£179k-2.5%1.7
Post-dot-com plateau2001–2003£385k£315k-18.2%2
Pre-crash peak2005–2006£420k£500k+19%1
GFC & correction2008–2012£359k£700k+94.9%1.5
Help-to-Buy recovery2014–2016£1.21m£1.30m+7.2%2
Brexit uncertainty2018–2019£1.22m£3.13m+156.6%2
Pandemic surge2020–2021£3.50m£3.45m-1.4%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.2% alpha

Flat/maisonette-0.2% α
Local
8.7%
District
8.9%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
Trend Position10

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
3.4 min walk
Hampstead Heath

Nearby stations

Belsize Park Underground StationNorthern
4 min walk
Hampstead Heath Rail StationMildmay
9 min walk
Hampstead HeathNational Rail
9 min walk
Chalk Farm Underground StationNorthern
10 min walk
Gospel Oak Rail StationMildmay · Suffragette
12 min walk
No bus stops within 400m

58

Walkability score

156

Footpaths (500m)

0

Santander docks (800m)

0.9 km

Nearest cycle dock

Central London commute times

London Bridge ★35 min
Victoria38 min ≈
Waterloo38 min ≈
Canary Wharf45 min ≈
City42 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

14

Car parks (800m)

10

EV chargers (800m)

Nearest car park122m
Santander docks (800m)0
Nearest cycle dock0.9 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: 3.0 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 67%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 2.2 km

Energy

Solar: 850 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): 1

Landslide susceptibility: Low

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 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

6 min walk

85%

Recommend GP

85%

Overall GP experience

12

GPs within 1km

10

Dentists within 1km

3

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 536 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

130

Parks (1km)

23

Restaurants (800m)

19

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

12

Sports (1km)

0

Convenience

Nearest supermarketpomona · 295 m
6 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

372m

Post office

Nearby shops

Londis408 m
Euphorium408 m
Fleet Food & Wine483 m
Hampstead Food & News487 m

Nearby cafes

England's Lane276 m
Watchhouse307 m
Von Crumb341 m
Joe & The Juice394 m

Nearby restaurants

Chez Nous238 m
Terra Moderna285 m
Jamon Jamon Tapas291 m
Pret A Manger294 m

Nearby pubs

Sir Richard Steele308 m
The Lord Southampton320 m
The Haverstock Tavern355 m
The Washington422 m

Nearby gyms

Globe Tennis Club269 m
Fitness VIP384 m
Armoury Fitness672 m
Barre Core694 m

Nearby pharmacies

Boots342 m
Revital360 m
Pharmacyrepublic507 m
sandy Pharmacy559 m

Nearby health

Advanced Dental Centre86 m
Passport Health Hampstead Travel Clinic520 m
Royal Free Hospital523 m
heath health care620 m
Food hygiene (5-star)48% of 125

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

BAILEY KENNEDY PRODUCTION LTD
FLOWERLAB LTD
INDEX INNOVATION LTD
SIX UPPER PARK ROAD RESIDENTS MANAGEMENT LIMITED
UPPER PARK ROAD SERVICE COMPANY LTD

Investment

Investment grade, yield and market outlook

51

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

54.1

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,289m
Crossrail 2 route3,048m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,090 nationally

1,791

Est. population

18,200/km²

63%

Employed

63%

Degree educated

£46,200

Median income

4.6%

Claimant rate

Inner cityVery high densityYoung professionals

38

Community stability

Age profile

21%
27%
23%
15%
13%
Under 1821%
18–3427%
35–4923%
50–6415%
65+13%

Tenure

20%
17%
30%
30%
Own outright20%
Own (mortgage)17%
Private rent30%
Social rent30%
Shared ownership3%
Rent free0%

Ethnicity

40%
26%
15%
White British40%
White Other26%
Asian14%
Black9%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine11%
No car household58%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Social rent30%
Private rent30%

vs. London

Income vs London+10.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
48
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
34
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
158
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
112-124, 122, Haverstock Hill, London, NW3 2AY63 homes
completed
St Dominics Priory, ST DOMINICS PRIORY, Southampton Road, London, NW5 4LB39 homes
completed
St Pancras Almshouses, Fraser Regnart Court, St Pancras Almshouses, Fraser Regnart Court, Southampton Road, NW5 4HU39 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 2UP

Full postcodeNW3 2UP
Postcode districtNW3
BoroughLondon Borough of Camden
WardGospel Oak
Latitude51.549288
Longitude-0.160866
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