Frognal · Camden · Hampstead and Highgate constituency · 51.55288, -0.18809

NW3 6DN— Frognal, Camden

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

The practical family move

 

Top 10% LondonSchools 100%Safety 85/100Transport 45/100Low yield 2.68%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
73
Safety
85
Schools
90
Transport
45
Environment
55
Investment
48

The bottom line

NW3 6DN offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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 6DN

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+10.2% vs London avg
vs London crime-39.0% vs London avg

Deep-dive guides for NW3 6DN

🛡️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 6DN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Emmanuel Church of England Primary School

Not yet inspected · 5 min walk

KS2: 108.9

★★

Secondary

Harris Academy St John's Wood

Good · Inspected Nov 2019 · 23 min walk

P8: +0.53A8: 50.9

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

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

39.7 incidents per 1,000 residents

Better than 71% of London
→ Stable

-75% vs borough

Crime by type

Violence & sexual offences32%
Anti-social behaviour22%
Other18%
Vehicle crime13%
Burglary10%
Theft3%
Drug offences1%
Robbery0%

Road safety

86

Road safety score

6

Accidents (5yr)

2

KSI (5yr)

6

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 355m

Crime is 39% below London average

Property

Prices, sales volume and market trends

Avg floor area136.5 m²

EPC breakdown

B
1%
C
15%
D
6%
E
2%

Based on 24 properties · Confidence: medium

Street mix

Flat 86%Other 14%

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£341,250
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+2.4%

Total change

+94%

Market Activity

Price Velocity & Acceleration

Current Velocity

-70.0%

per year

Acceleration

-32.50

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £600k–£700k · 43 sales

Property Type Mix

Total: 43 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£155k£232k+49.4%2.6
Post-dot-com plateau2001–2004£250k£450k+80%2.3
Pre-crash peak2006–2007£660k£550k-16.7%2
GFC & correction2008–2012£750k£681k-9.3%1.8
Help-to-Buy recovery2014–2016£950k£2.00m+110.5%1.3
Brexit uncertainty2019–2019£1.22m£1.22m+0%1
Pandemic surge2020–2021£768k£1.60m+108.5%1.5
Rate-rise correction2022–2023£1.00m£300k-70%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.1%
District
7.1%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
West HampsteadThameslink line
7.6 min walk
Finchley Road & Frognal

Nearby stations

Finchley Road & Frognal Rail StationMildmay
6 min walk
Finchley Road & FrognalNational Rail
6 min walk
West Hampstead Rail StationMildmay
8 min walk
West Hampstead Underground StationJubilee
9 min walk
Hampstead Underground StationNorthern
10 min walk
No bus stops within 400m

46

Walkability score

57

Footpaths (500m)

0

Santander docks (800m)

1.6 km

Nearest cycle dock

Central London commute times

London Bridge ★39 min
Victoria42 min ↑
Waterloo41 min ↑
Canary Wharf49 min ↑
City47 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

17

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)64
Nearest car park371m
Santander docks (800m)0
Nearest cycle dock1.6 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
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.9 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 58%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 2.3 km

Energy

Solar: 850 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 3

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

CHOLMLEY GARDENS SURGERY

1 CHOLMLEY GARDENS, MILL LANE, NW6 1AE

6 min walk

89%

Recommend GP

89%

Overall GP experience

3

GPs within 1km

13

Dentists within 1km

2

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 1.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

91

Parks (1km)

17

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

50

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Black Lion (324 m)

Nearest supermarketLittle Waitrose · 345 m
35 tennis courts9 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

829m

Post office

Nearby shops

GAIL's340 m
Sainsbury's Local384 m
Tesco Express443 m
Sweet Corner571 m

Nearby cafes

Caffè Nero286 m
Grocery Post287 m
Bar Bicicletta357 m
David's Deli360 m

Nearby restaurants

Mama's Kubo5 m
Hana249 m
Nando's292 m
Gourmet Burger Kitchen353 m

Nearby pubs

The Black Lion324 m
Alice House331 m
Bobby Fitzpatrick354 m
The Gardens718 m

Nearby gyms

Cumberland Lawn Tennis Club and Hampstead Cricket Club242 m
Movers and Shapers602 m
West Heath Lawn Tennis Club622 m
The Gym Group664 m

Nearby pharmacies

Central Pharmacy502 m

Nearby health

Chomley Gardens Surgery511 m
Your Skin Doctors537 m
The Medical Centre619 m
Fortune Green Dental641 m
Food hygiene (5-star)46% of 119

Business

Local businesses registered here

Active businesses
23
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

E

High street health

Registered businesses

10 CHESTERFORD GARDENS MANAGEMENT LIMITED
10 LINDFIELD GARDENS MANAGEMENT LIMITED
103 KINGSGATE PROPERTIES LIMITED
104 GREENCROFT GARDENS LIMITED
12 LINDFIELD GARDENS (MANAGEMENT) LTD

+15 more

Investment

Investment grade, yield and market outlook

48

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 score24/100
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

53.2

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,804m
Crossrail 2 route4,711m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,123 nationally

1,714

Est. population

9,695/km²

58%

Employed

66%

Degree educated

£46,300

Median income

2.9%

Claimant rate

Inner cityHigh densityYoung professionals

38

Community stability

Age profile

24%
21%
25%
13%
16%
Under 1824%
18–3421%
35–4925%
50–6414%
65+16%

Tenure

26%
19%
38%
14%
Own outright26%
Own (mortgage)19%
Private rent38%
Social rent14%
Shared ownership3%
Rent free0%

Ethnicity

29%
27%
21%
White British29%
White Other27%
Asian21%
Black6%
Mixed7%
Other10%

Employment & lifestyle

Managerial / professional55%
Routine / semi-routine6%
No car household42%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent38%
Social rent14%

vs. London

Income vs London+10.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
46
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
12
Local approval rate
64%
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)
231
Largest scheme
232 homes · Westfield, 15, Kidderpore Avenue, CROFTWAY, FINCHLEY ROAD (300-326), London, NW3 7SG
Pipeline pressure
NONE

Named schemes (500m)

10 Lymington Road, London, NW6 1HY19 homes
completed
455-457 Finchley Road, London, NW3 6HN17 homes
completed
341-359, 341-359, Finchley Road, and 27 Lymington Road, NW3 6ET14 homes
completed
Former 264, 264-270, Finchley Road, London, NW3 7AA13 homes
completed
252, 252, Finchley Road, Y, London, NW3 7AA12 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 6DN

Full postcodeNW3 6DN
Postcode districtNW3
BoroughLondon Borough of Camden
WardFrognal
Latitude51.552877
Longitude-0.188085
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