Gospel Oak · Camden · Holborn and St Pancras constituency · 51.55252, -0.15879

NW3 2YY— Gospel Oak, Camden

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

The family fortress

 

Schools 100%Safety 80/100Transport 42/100Low yield 3.32%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
63
Safety
80
Schools
60
Transport
42
Environment
83
Investment
43

The bottom line

NW3 2YY offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £760,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

NW3 2YY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London avg price+46.2% vs London avg
vs London income-7.9% vs London avg
vs London crime-1.0% vs London avg

Deep-dive guides for NW3 2YY

🛡️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 2YY 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 · 1 min walk

KS2: 104.6

—

Secondary

Haverstock School

Not yet inspected · 12 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 · 39 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

64.5 incidents per 1,000 residents

Better than 50% of London
→ Stable

-60% vs borough

Crime by type

Anti-social behaviour27%
Other26%
Violence & sexual offences21%
Vehicle crime12%
Drug offences6%
Theft4%
Burglary4%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 1.2km

Crime is 1% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£760,000

Median sale price

Top 25% — 46% above London median

£760,000 is 46% above the London median (£520,000)

+43.3%

This year

Flat

Dominant type

Price history

5-year change
+4.1%
Sales (24 months)5
New build0.0%
Avg flat£760,000
Price per m²£11,276/m²
Price per ft²£1,048/ft²
Avg floor area66.8 m²

EPC breakdown

C
15%
D
21%
E
2%

Based on 38 properties · Confidence: high

Street mix

Terraced 4%Flat 96%

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

Stamp duty

Standard buyer£25,500
First-time buyerFTB
£25,500
Additional propertyBTL/2nd
£48,300

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

19.6×

Price-to-income

£3,802/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£167,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsSystem built, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,262
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.1%

Total change

+931%

Market Activity

Price Velocity & Acceleration

Current Velocity

+26.7%

per year

Acceleration

+44.48

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 28 sales

Property Type Mix

Total: 28 sales

Terraced3.6%
Flat/maisonette96.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£74k£115k+55.9%1
Post-dot-com plateau2001–2004£225k£250k+11.1%2.3
Pre-crash peak2005–2007£245k£350k+43.1%1
GFC & correction2011–2012£370k£260k-29.7%1
Help-to-Buy recovery2014–2015£601k£700k+16.5%2
Brexit uncertainty2017–2018£750k£665k-11.3%1
Pandemic surge2021–2021£730k£730k+0%2
Current market2024–2025£600k£760k+26.7%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Flat/maisonette+0.7% α
Local
5%
District
4.3%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out 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 Position75

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
5.7 min walk
Hampstead Heath

Nearby stations

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

49

Walkability score

189

Footpaths (500m)

0

Santander docks (800m)

1.2 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)

3

EV chargers (800m)

Total spaces (800m)44
Nearest car park54m
Santander docks (800m)0
Nearest cycle dock1.2 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): 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

3 min walk

8

GPs within 1km

9

Dentists within 1km

2

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 460 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

114

Parks (1km)

21

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

5

Pharmacies (800m)

1

Gyms (1km)

18

Sports (1km)

4

Convenience

Nearest supermarketpomona · 494 m
6 tennis courts2 swimming pools6 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)

539m

Post office

Nearby shops

Londis47 m
Hampstead Food & News101 m
Fleet Food & Wine222 m
Fleet Convenience Store240 m

Nearby cafes

Ravel's Bistro76 m
Royal Cafe & Sandwhich bar271 m
Gospel Oak Cafe297 m
Lewis Coffee Espresso Bar324 m

Nearby restaurants

Aroma Spice259 m
Rajdoot278 m
Fong's Kitchen318 m
The Little Thai430 m

Nearby pubs

The Stag218 m
The Gipsy Queen335 m
The Lord Southampton354 m
South End Green Social440 m

Nearby gyms

Globe Tennis Club357 m
Parliament Hill Fields Changing Rooms515 m
Parliament Hill Fields Athletics Track571 m
Armoury Fitness582 m

Nearby pharmacies

Pharmacyrepublic284 m
Macey Chemist302 m
Boots506 m
Revital517 m

Nearby health

Passport Health Hampstead Travel Clinic136 m
Advanced Dental Centre432 m
heath health care439 m
Royal Free Hospital466 m
Food hygiene (5-star)46% of 106

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

E

High street health

Registered businesses

L ELLIS LTD
PRIME RESIDENTIAL HOLDINGS LIMITED
TWICE AS SWEET LTD
WOODS SURVEYING 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.

Avg monthly rent
£2,102London avg: £1,950/mo
Gross yield
3.3% (average)London avg: 3.8%Below average yield — bottom 54%
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months4

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

50.9

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,506m
Crossrail 2 route3,253m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,029 nationally

1,317

Est. population

30,000/km²

47%

Employed

33%

Degree educated

£38,700

Median income

11.0%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

40

Community stability

Age profile

26%
22%
17%
21%
15%
Under 1826%
18–3422%
35–4917%
50–6421%
65+15%

Tenure

79%
Own outright7%
Own (mortgage)6%
Private rent8%
Social rent79%
Shared ownership0%
Rent free1%

Ethnicity

36%
17%
18%
16%
White British36%
White Other17%
Asian18%
Black16%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine27%
No car household71%
Unemployed6%
No qualifications29%

Housing tenure (Census 2021)

Social rent79%
Private rent8%

vs. London

Income vs London-7.9%
Price vs London+46.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
36
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
27
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)
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
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
Former 1a, BUTLERS YARD, Southampton Road, SOUTHAMPTON ROAD (1A), London, NW5 4JS16 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
12.1%
Ward turnout
39%
Election year
2026
MP
Sir Keir Starmer (Labour)
MP majority
14,970
Constituency
Hampstead and Highgate

Councillors

Richard John AtkinsGreen
Marcus James BoylandLabour
Larraine RevahLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£760,000)

£25,500

Standard buyer

£25,500

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for NW3 2YY

Full postcodeNW3 2YY
Postcode districtNW3
BoroughLondon Borough of Camden
WardGospel Oak
Latitude51.552519
Longitude-0.158789
Parliamentary constituencyHolborn and St Pancras
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