Frognal · Camden · Hampstead and Highgate constituency · 51.55370, -0.18938

NW3 7AA— Frognal, Camden

Location and area intelligence for NW3 7AA, Frognal, Camden

The practical family move

 

Top 10% LondonSchools 100%Safety 85/100Transport 43/100~3% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
73
Safety
85
Schools
90
Transport
43
Environment
55
Investment
39

The bottom line

NW3 7AA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW3 7AA

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-39.0% vs London avg

Deep-dive guides for NW3 7AA

🛡️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 7AA 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 · 4 min walk

KS2: 108.9

★★

Secondary

Hampstead School

Good · Inspected Apr 2023 · 16 min walk

P8: -0.42A8: 41.5

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 30 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

100

Road safety score

0

Accidents (5yr)

7

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

5

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 328m

Crime is 39% below 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£7,392/m²
Price per ft²£687/ft²
Avg floor area96 m²

EPC breakdown

B
29%
C
25%
D
2%
E
7%

Based on 63 properties · Confidence: high

Street mix

Semi 1%Terraced 4%Flat 94%Other 1%

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£240,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingHigh performance glazing
Council tax band Band FAnnual charge £2,343
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+3.9%

Total change

+216%

Market Activity

Price Velocity & Acceleration

Current Velocity

-31.6%

per year

Acceleration

-49.31

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 101 sales

Property Type Mix

Total: 101 sales

Semi-detached1%
Terraced4%
Flat/maisonette95%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£185k£280k+51.4%3.4
Post-dot-com plateau2001–2004£332k£385k+15.9%3
Pre-crash peak2006–2007£410k£370k-9.8%6
GFC & correction2008–2012£500k£638k+27.5%2.6
Help-to-Buy recovery2013–2016£433k£515k+19.1%4
Brexit uncertainty2017–2019£550k£600k+9.1%3
Pandemic surge2020–2021£623k£830k+33.3%3.5
Rate-rise correction2022–2023£655k£790k+20.6%4.5
Current market2024–2026£726k£585k-19.4%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.8% alpha

Flat/maisonette-0.8% α
Local
5.3%
District
6.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
8.4 min walk
West Hampstead Thameslink

Nearby stations

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

47

Walkability score

69

Footpaths (500m)

0

Santander docks (800m)

1.7 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

12

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)64
Nearest car park348m
Santander docks (800m)0
Nearest cycle dock1.7 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

81%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed426 Mbps
Median download416 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.0 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 34%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 2.2 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

12

Dentists within 1km

2

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 1.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

91

Parks (1km)

16

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

48

Sports (1km)

0

Convenience

Nearest supermarketLittle Waitrose · 326 m
31 tennis courts11 swimming pools3 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)

894m

Post office

Nearby shops

GAIL's375 m
Sainsbury's Local428 m
Sweet Corner467 m
Tesco Express495 m

Nearby cafes

Grocery Post259 m
Caffè Nero276 m
David's Deli315 m
Lena's Cafe 2393 m

Nearby restaurants

Mama's Kubo126 m
Hana213 m
Nando's298 m
Gourmet Burger Kitchen318 m

Nearby pubs

The Black Lion330 m
Alice House348 m
Bobby Fitzpatrick381 m
The Gardens797 m

Nearby gyms

Cumberland Lawn Tennis Club and Hampstead Cricket Club360 m
West Heath Lawn Tennis Club503 m
The Gym Group549 m
Studio Society564 m

Nearby pharmacies

Central Pharmacy557 m

Nearby health

Chomley Gardens Surgery448 m
Your Skin Doctors472 m
The Medical Centre510 m
Fortune Green Dental525 m
Food hygiene (5-star)50% of 107

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
2
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

ACHITECH LIMITED
CHOOSY LTD
ELEVEN CAPITAL LIMITED
ERNESTO CANOVAS STUDIO LTD
FINCHLEY REAL ESTATE MANAGEMENT LTD

+6 more

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

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 score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months1

Rental market

High

Demand

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

67.8

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,932m
Crossrail 2 route4,838m

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)
44
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
12
Local approval rate
60%
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)
227
Largest scheme
232 homes · Westfield, 15, Kidderpore Avenue, CROFTWAY, FINCHLEY ROAD (300-326), London, NW3 7SG
Pipeline pressure
NONE

Named schemes (500m)

455-457 Finchley Road, London, NW3 6HN17 homes
completed
Former 264, 264-270, Finchley Road, London, NW3 7AA13 homes
completed
252, 252, Finchley Road, Y, London, NW3 7AA12 homes
completed
Kings Court, 523, Finchley Road, London, NW3 7BP12 homes
completed
12 & 14, 12 & 14, Bracknell Gardens, NW3 7EB10 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 7AA

Full postcodeNW3 7AA
Postcode districtNW3
BoroughLondon Borough of Camden
WardFrognal
Latitude51.553697
Longitude-0.189380
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