Frognal · Camden · Hampstead and Highgate constituency · 51.54814, -0.18038

NW3 5HS— Frognal, Camden

Location and area intelligence for NW3 5HS, Frognal, Camden

The practical family move

 

Top 8% LondonSchools 100%Safety 64/100Transport 58/100Low yield 2.68%

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
74
Safety
64
Schools
90
Transport
58
Environment
54
Investment
55

The bottom line

NW3 5HS offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

Less suited to Families.

Check your dealbreakers

Toggle the things that matter to you — see how NW3 5HS scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how NW3 5HS meets your needs.

Location

NW3 5HS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+6.7% vs London avg
vs London crime+164.0% vs London avg

Deep-dive guides for NW3 5HS

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

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“The practical family move”

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How NW3 5HS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Holy Trinity CofE Primary School, NW3

Not yet inspected · Inspected Nov 2024 · 4 min walk

KS2: 105.8

★★

Secondary

The UCL Academy

Good · Inspected May 2024 · 12 min walk

P8: -0.14A8: 46.7

100% of local schools rated Good or Outstanding · based on 29 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

171.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+7% vs borough

Crime by type

Other39%
Violence & sexual offences14%
Theft13%
Anti-social behaviour11%
Vehicle crime8%
Robbery7%
Burglary6%
Drug offences3%

Road safety

80

Road safety score

6

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

3

Incidents (1yr)

11

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 950m

Crime is +164% above London average

Property

Prices, sales volume and market trends

Avg floor area56.8 m²

EPC breakdown

B
2%
C
40%
D
9%
E
3%

Based on 54 properties · Confidence: high

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 yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£142,000
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)
GlazingFully double glazed
Council tax band Band EAnnual charge £1,982
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Distribution

P25: £300k–£350k · P75: £300k–£350k · 1 sales

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£310k£310k+0%1

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Finchley Road Underground StationJubilee line
1.3 min walk

Nearby stations

Finchley Road Underground StationJubilee · Metropolitan
2 min walk
Finchley Road Underground StationNational Rail
2 min walk
Finchley Road & Frognal Rail StationMildmay
4 min walk
Swiss Cottage Underground StationJubilee
8 min walk
South Hampstead Rail StationLioness
9 min walk
No bus stops within 400m

64

Walkability score

135

Footpaths (500m)

0

Santander docks (800m)

1.2 km

Nearest cycle dock

Central London commute times

London Bridge ★33 min
Victoria36 min ↓
Waterloo36 min ↓
Canary Wharf43 min ↓
City41 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

24

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)64
Nearest car park46m
Santander docks (800m)0
Nearest cycle dock1.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

71%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed383 Mbps
Median download388 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.2 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 16%
Less green space than 80% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.4 km

Energy

Solar: 852 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): 3

Landslide susceptibility: Medium

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 yield852.3 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

GRAY'S INN MEDICAL GROUP HAMPSTEAD

5 DALEHAM GARDENS, NW3 5BY

5 min walk

95%

Recommend GP

95%

Overall GP experience

5

GPs within 1km

13

Dentists within 1km

5

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 1.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

73

Parks (1km)

35

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

33

Sports (1km)

3

Convenience

Nearest supermarketAldi · 44 m
22 tennis courts1 swimming pools5 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

768m

Post office

Nearby shops

Pandoca102 m
Natural Natural260 m
SK Mart275 m
Shrinath cash & carry386 m

Nearby cafes

Remon115 m
Starbucks147 m
Loft Coffee Company153 m
Streets Coffee169 m

Nearby restaurants

Oriental Star31 m
Nando's65 m
Chicken Cottage69 m
Subway80 m

Nearby pubs

The North Star291 m
Backstage Bar631 m
Aperivino658 m
The Arches Wine Bar & Restaurant693 m

Nearby gyms

Tokia73 m
Virgin Active78 m
PureGym293 m
Anytime Fitness483 m

Nearby pharmacies

Boots411 m
Superdrug493 m
Central Pharmacy760 m

Nearby health

Optimax London70 m
Lemoge Clinic110 m
My Healthcare clinic346 m
BrightSmile370 m
Food hygiene (5-star)46% of 147

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

A TORI CONSTRUCTION LTD
A TORI DEVELOPMENT LTD
AKSU MEDIA CONSULTANCY LTD
ANONYMUS KITS LTD.
ARTILA'S HAIR AND BEAUTY LTD

+9 more

Investment

Investment grade, yield and market outlook

55

Investment score

Good

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 score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Future outlook

61.2

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,053m
Crossrail 2 route3,971m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,362 nationally

1,508

Est. population

12,181/km²

71%

Employed

74%

Degree educated

£44,800

Median income

2.1%

Claimant rate

Inner cityHigh densityYoung professionals

24

Community stability

Age profile

17%
33%
28%
Under 1817%
18–3433%
35–4928%
50–6412%
65+10%

Tenure

17%
14%
63%
Own outright17%
Own (mortgage)14%
Private rent63%
Social rent5%
Shared ownership0%

Ethnicity

28%
32%
25%
White British28%
White Other32%
Asian25%
Black2%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional62%
Routine / semi-routine6%
No car household66%
Unemployed4%
No qualifications6%

Housing tenure (Census 2021)

Private rent63%
Social rent5%

vs. London

Income vs London+6.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
53
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
17
Local approval rate
56%
Borough approval rate
87%
Historic landfill (400m)
1
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)
17
Largest scheme
109 homes · 321, Finchley Road, London, NW3 6EP
Pipeline pressure
NONE

Named schemes (500m)

321, Finchley Road, London, NW3 6EP109 homes
completed
2-28 & ADJOINING LAND, 26, Lithos Road, London, NW3 6EF39 homes
completed
321, Finchley Road, London, NW3 6EP32 homes
completed
ROSEMONT EMBANKMENT, LAND TO REAR OF, 16-26, 30-32, ROSEMONT EMBANKMENT, LAND TO REAR OF, 16-26, 30-32, ROSEMONT ROAD, NW327 homes
completed
Lithos House, 307, Lithos House, 307, Finchley Road, NW3 6EH21 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
23.9%
Ward turnout
39%
Election year
2026
MP
Tulip Siddiq (Labour)
MP majority
14,970
Constituency
Hampstead and Highgate

Councillors

Steve AdamsConservative
Juliette GrahamConservative

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Key facts for NW3 5HS

Full postcodeNW3 5HS
Postcode districtNW3
BoroughLondon Borough of Camden
WardFrognal
Latitude51.548135
Longitude-0.180384
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