Frognal · Camden · Hampstead and Highgate constituency · 51.55255, -0.17836

NW3 6AA— Frognal, Camden

Location and area intelligence for NW3 6AA, Frognal, Camden

The practical family move

 

Top 5% LondonSchools 100%Safety 80/100Transport 51/100~3% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
77
Safety
80
Schools
90
Transport
51
Environment
53
Investment
45

The bottom line

NW3 6AA 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 6AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+10.2% vs London avg
vs London crime+4.0% vs London avg

Deep-dive guides for NW3 6AA

🛡️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 6AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Fitzjohn's Primary School

Not yet inspected · 2 min walk

KS2: 109.6

★★

Secondary

The UCL Academy

Good · Inspected May 2024 · 16 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 · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

67.5 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

-58% vs borough

Crime by type

Other27%
Anti-social behaviour22%
Vehicle crime20%
Violence & sexual offences10%
Burglary9%
Theft7%
Robbery3%
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

4

Incidents (1yr)

7

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 1.0km

Crime is +4% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£41,569/m²
Price per ft²£3,862/ft²
Avg floor area90.7 m²

EPC breakdown

B
1%
C
31%
D
30%
E
7%
F
5%

Based on 74 properties · Confidence: high

Street mix

Semi 9%Terraced 7%Detached 2%Flat 79%Other 3%

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£226,750
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 FAnnual charge £2,343
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+9.3%

Total change

+1343%

Market Activity

Price Velocity & Acceleration

Current Velocity

+115.5%

per year

Acceleration

+150.95

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £175k–£200k · 66 sales

Property Type Mix

Total: 66 sales

Detached1.5%
Semi-detached9.1%
Terraced7.6%
Flat/maisonette81.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£246k£353k+43.3%3.5
Post-dot-com plateau2001–2003£415k£316k-23.9%3.7
Pre-crash peak2005–2007£500k£873k+74.5%2.3
GFC & correction2008–2010£650k£675k+3.8%1
Help-to-Buy recovery2013–2016£1.10m£950k-13.3%4
Brexit uncertainty2018–2019£1.81m£1.98m+9.1%2
Pandemic surge2021–2021£3.30m£3.30m+0%1
Rate-rise correction2022–2023£1.00m£2.55m+155%1.5
Current market2024–2025£1.65m£3.55m+115.5%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+4.9% alpha

Flat/maisonette+4.9% α
Local
11.2%
District
6.3%

CAGR over 30yr 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 Volume75
Seasonal Timing5
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Hampstead Underground StationNorthern line
5 min walk
Finchley Road & Frognal

Nearby stations

Hampstead Underground StationNorthern
5 min walk
Finchley Road & Frognal Rail StationMildmay
5 min walk
Finchley Road & FrognalNational Rail
5 min walk
Finchley Road Underground StationJubilee · Metropolitan
8 min walk
Hampstead Heath Rail StationMildmay
12 min walk
No bus stops within 400m

49

Walkability score

71

Footpaths (500m)

0

Santander docks (800m)

1.4 km

Nearest cycle dock

Central London commute times

London Bridge40 min ↑
Victoria ★38 min
Waterloo40 min ↑
Canary Wharf50 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

26

Car parks (800m)

3

EV chargers (800m)

Nearest car park44m
Santander docks (800m)0
Nearest cycle dock1.4 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

85%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed439 Mbps
Median download423 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: 3.7 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 25%
Less green space than 89% 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): 2

Landslide susceptibility: Medium

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

GRAY'S INN MEDICAL GROUP HAMPSTEAD

5 DALEHAM GARDENS, NW3 5BY

7 min walk

95%

Recommend GP

95%

Overall GP experience

5

GPs within 1km

17

Dentists within 1km

2

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 907 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

60

Parks (1km)

47

Restaurants (800m)

16

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

22

Sports (1km)

1

Convenience

Nearest supermarketPlanet Organic · 411 m
11 tennis courts5 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

1.2km

Post office

Nearby shops

Bread Ahead379 m
Pandoca443 m
Natural Natural740 m
SK Mart763 m

Nearby cafes

Kentish Town Stores327 m
Mani's362 m
Coffee Cup368 m
Bar Bicicletta401 m

Nearby restaurants

Dim T296 m
Le Cellier du Midi327 m
28 Church Row332 m
Patara357 m

Nearby pubs

King William IV362 m
The Horseshoe379 m
The Flask458 m
The Holly Bush597 m

Nearby gyms

Heartcore Hampstead447 m
Tokia538 m
Virgin Active548 m
Cumberland Lawn Tennis Club and Hampstead Cricket Club638 m

Nearby pharmacies

Boots837 m
Superdrug904 m

Nearby health

Dental Perfection485 m
Practice on the Hill495 m
Optimax London562 m
Lemoge Clinic594 m
Food hygiene (5-star)52% of 208

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

BETTIE BLUE LTD
BLACK DIAMOND DEVELOPMENTS LIMITED
DB PRODUCTIONS LTD
DELTA START VENTURES LTD
LOOP SCHOOLS LTD

+1 more

Investment

Investment grade, yield and market outlook

45

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 score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

74

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,322m
Crossrail 2 route4,159m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,112 nationally

1,303

Est. population

8,008/km²

66%

Employed

73%

Degree educated

£46,300

Median income

2.2%

Claimant rate

Inner cityHigh densityYoung professionals

35

Community stability

Age profile

22%
21%
27%
17%
13%
Under 1822%
18–3421%
35–4927%
50–6417%
65+13%

Tenure

24%
20%
46%
Own outright24%
Own (mortgage)20%
Private rent46%
Social rent10%

Ethnicity

40%
35%
White British40%
White Other35%
Asian12%
Black2%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional64%
Routine / semi-routine5%
No car household51%
Unemployed4%
No qualifications7%

Housing tenure (Census 2021)

Private rent46%
Social rent10%

vs. London

Income vs London+10.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
295
Live planning apps (800m)
28
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
7
Major developments (800m)
0
Planning apps (12 months)
21
Planning apps (3 years)
31
Local approval rate
91%
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)
23
Largest scheme
109 homes · 321, Finchley Road, London, NW3 6EP
Pipeline pressure
NONE

Named schemes (500m)

Arthur West House, 79, Arthur West House, 79, Fitzjohn's Avenue, NW3 6PA29 homes
completed
51, 51, Fitzjohn's Avenue, London, NW3 6PH21 homes
completed
Pavilion Court, 17, Thurlow Road, London, NW3 5PL19 homes
completed
44-46, 44, Frognal, London, NW3 6AG14 homes
completed
39, 39, 39 Netherhall Garden Londo NW3 5RL, Y, NW3 5RL10 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 6AA

Full postcodeNW3 6AA
Postcode districtNW3
BoroughLondon Borough of Camden
WardFrognal
Latitude51.552546
Longitude-0.178362
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