Gospel Oak · Camden · Hampstead and Highgate constituency · 51.54990, -0.16149

NW3 2XT— Gospel Oak, Camden

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 84/100Transport 55/100Low yield 2.68%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
84
Schools
60
Transport
55
Environment
55
Investment
51

The bottom line

NW3 2XT 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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Toggle the things that matter to you — see how NW3 2XT scores on each.

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Location

NW3 2XT

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 2XT

🛡️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🔒 Very Safe

“The practical family move”

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How NW3 2XT 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 · 5 min walk

KS2: 104.6

—

Secondary

Haverstock School

Not yet inspected · 10 min walk

P8: -0.16A8: 44.2

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 35 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

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 area58.8 m²

EPC breakdown

C
11%
D
7%

Based on 18 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

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£147,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSolid brick, 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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2021 · CAGR

+5.8%

Total change

+206%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.3%

per year

Acceleration

-65.26

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2001£180k£180k+0%1
Pre-crash peak2007–2007£340k£340k+0%2
GFC & correction2008–2008£352k£352k+0%1
Help-to-Buy recovery2016–2016£570k£570k+0%1
Pandemic surge2021–2021£551k£551k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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
2.7 min walk
Hampstead Heath

Nearby stations

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

60

Walkability score

164

Footpaths (500m)

0

Santander docks (800m)

1.0 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 park126m
Santander docks (800m)0
Nearest cycle dock1.0 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: 3.1 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 2.1 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): None recorded

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

5 min walk

85%

Recommend GP

85%

Overall GP experience

11

GPs within 1km

8

Dentists within 1km

3

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 455 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

124

Parks (1km)

24

Restaurants (800m)

19

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

12

Sports (1km)

0

Convenience

Nearest supermarketpomona · 236 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)

309m

Post office

Nearby shops

Euphorium340 m
Londis360 m
Fleet Food & Wine413 m
Fleet Convenience Store417 m

Nearby cafes

Watchhouse247 m
Von Crumb271 m
Joe & The Juice328 m
England's Lane344 m

Nearby restaurants

Chez Nous190 m
Pret A Manger227 m
Jamon Jamon Tapas233 m
PizzaExpress240 m

Nearby pubs

The Lord Southampton360 m
The Stag382 m
Sir Richard Steele388 m
The Haverstock Tavern436 m

Nearby gyms

Globe Tennis Club189 m
Fitness VIP443 m
Armoury Fitness592 m
Barre Core615 m

Nearby pharmacies

Boots278 m
Revital296 m
Pharmacyrepublic432 m
sandy Pharmacy604 m

Nearby health

Advanced Dental Centre86 m
Royal Free Hospital443 m
Passport Health Hampstead Travel Clinic473 m
heath health care540 m
Food hygiene (5-star)49% of 129

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

FRYMA LTD
MY AESTHETICS U.K. LTD
T & J ELECTRICAL SOLUTIONS 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

54.6

Price growth score

C
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,369m
Crossrail 2 route3,128m

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)
51
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
36
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)
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
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 2XT

Full postcodeNW3 2XT
Postcode districtNW3
BoroughLondon Borough of Camden
WardGospel Oak
Latitude51.549900
Longitude-0.161491
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