Gospel Oak · Camden · Hampstead and Highgate constituency · 51.55198, -0.16209

NW3 2XD— Gospel Oak, Camden

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

The family fortress

 

Top 8% LondonSchools 100%Safety 84/100Transport 53/100~3% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
74
Safety
84
Schools
60
Transport
53
Environment
83
Investment
43

The bottom line

NW3 2XD 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 2XD

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 2XD

🛡️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 2XD 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 · 3 min walk

KS2: 104.6

—

Secondary

Haverstock School

Not yet inspected · 13 min walk

P8: -0.16A8: 44.2

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 38 min walk

5 primaries · 0 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

96

Road safety score

4

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 1.4km

Crime is 36% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£12,850/m²
Price per ft²£1,194/ft²
Avg floor area31.8 m²

EPC breakdown

C
16%
D
11%

Based on 27 properties · Confidence: medium

Street mix

Flat 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£79,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSystem built, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £1,982
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2026 · CAGR

+3.7%

Total change

+122%

Market Activity

Price Velocity & Acceleration

Current Velocity

+69.0%

per year

Acceleration

+21.81

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £175k–£200k · 40 sales

Property Type Mix

Total: 40 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£230k£230k+0%4
Pre-crash peak2005–2007£250k£235k-6%5
GFC & correction2008–2012£96k£347k+261.5%2.2
Help-to-Buy recovery2013–2016£185k£390k+110.8%1.3
Brexit uncertainty2017–2018£388k£200k-48.4%2.5
Rate-rise correction2022–2022£205k£205k+0%3
Current market2025–2026£302k£510k+69%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3% alpha

Flat/maisonette-3% α
Local
1.3%
District
4.3%

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

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
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
3.1 min walk
Hampstead Heath

Nearby stations

Belsize Park Underground StationNorthern
3 min walk
Hampstead Heath Rail StationMildmay
5 min walk
Hampstead HeathNational Rail
5 min walk
Gospel Oak Rail StationMildmay · Suffragette
11 min walk
Chalk Farm Underground StationNorthern
13 min walk
No bus stops within 400m

62

Walkability score

203

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)

7

EV chargers (800m)

Nearest car park149m
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: 3.3 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

6

Dentists within 1km

2

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 264 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

108

Parks (1km)

26

Restaurants (800m)

22

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

13

Sports (1km)

5

Convenience

Nearest supermarketpomona · 276 m
6 tennis courts5 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

299m

Post office

Nearby shops

Fleet Food & Wine186 m
Fleet Convenience Store187 m
Londis217 m
Euphorium299 m

Nearby cafes

Royal Cafe & Sandwhich bar193 m
Von Crumb241 m
Giacobazzi's269 m
Watchhouse275 m

Nearby restaurants

Aroma Spice191 m
Rajdoot195 m
Pret A Manger235 m
PizzaExpress237 m

Nearby pubs

The Stag154 m
South End Green Social296 m
The George369 m
The Garden Gate387 m

Nearby gyms

Globe Tennis Club133 m
Armoury Fitness401 m
Barre Core449 m
Parliament Hill Fields Changing Rooms664 m

Nearby pharmacies

Pharmacyrepublic197 m
Boots278 m
Revital286 m
Macey Chemist532 m

Nearby health

Royal Free Hospital261 m
Advanced Dental Centre306 m
heath health care313 m
Passport Health Hampstead Travel Clinic315 m
Food hygiene (5-star)47% of 129

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

HGB CONSULTING LIMITED

Investment

Investment grade, yield and market outlook

43

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 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 score27/100
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

73.8

Price growth score

B
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,582m
Crossrail 2 route3,335m

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)
56
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
33
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)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
156
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
Site at ABC Cinema and 83 Fleet Road, Former ABC Cinema Site & 83, Pond Street, Pond Street, London48 homes
completed
SALT STORE SITE, 126, 126, Haverstock Hill, London, NW3 2AY26 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 2XD

Full postcodeNW3 2XD
Postcode districtNW3
BoroughLondon Borough of Camden
WardGospel Oak
Latitude51.551977
Longitude-0.162085
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