Frognal · Camden · Hampstead and Highgate constituency · 51.55458, -0.18363

NW3 7DB— Frognal, Camden

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

The practical family move

 

Top 5% LondonSchools 100%Safety 83/100Transport 55/100Low yield 2.68%

Best for: Families

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Strong for families — high safety and school scores

Liveability
77
Safety
83
Schools
90
Transport
55
Environment
55
Investment
55

The bottom line

NW3 7DB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

NW3 7DB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.2% vs London avg
vs London crime-20.0% vs London avg

Deep-dive guides for NW3 7DB

🛡️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 7DB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Hampstead Parochial Church of England Primary School

Good · Inspected Jun 2023 · 4 min walk

KS2: 113.1

★★

Secondary

The UCL Academy

Good · Inspected May 2024 · 21 min walk

P8: -0.14A8: 46.7

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 33 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

51.7 incidents per 1,000 residents

Better than 61% of London
→ Stable

-68% vs borough

Crime by type

Vehicle crime26%
Burglary21%
Anti-social behaviour18%
Other16%
Violence & sexual offences12%
Theft4%
Drug offences1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 715m

Crime is 20% below London average

Property

Prices, sales volume and market trends

Avg floor area90.4 m²

EPC breakdown

C
4%
D
6%
E
2%

Based on 12 properties · Confidence: medium

Street mix

Flat 92%Other 8%

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£226,000
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band GAnnual charge £2,703
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+6.5%

Total change

+490%

Market Activity

Price Velocity & Acceleration

Current Velocity

-79.7%

per year

Acceleration

-488.51

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £600k–£700k · 11 sales

Property Type Mix

Total: 11 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£199k£300k+50.8%1.3
Pre-crash peak2006–2007£705k£680k-3.5%1.5
GFC & correction2011–2011£845k£845k+0%1
Help-to-Buy recovery2014–2014£1.14m£1.14m+0%1
Rate-rise correction2022–2023£5.80m£1.18m-79.7%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.3% alpha

Flat/maisonette-0.3% α
Local
10.8%
District
11.1%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very 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
6 min walk
Finchley Road & Frognal Rail StationMildmay
6 min walk
Finchley Road & FrognalNational Rail
6 min walk
Finchley Road Underground StationJubilee · Metropolitan
11 min walk
West Hampstead Rail StationMildmay
12 min walk
No bus stops within 400m

31

Walkability score

27

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

21

Car parks (800m)

0

EV chargers (800m)

Nearest car park25m
Santander docks (800m)0
Nearest cycle dock1.7 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: 4.0 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 58%
Below average green space

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

12 min walk

95%

Recommend GP

95%

Overall GP experience

5

GPs within 1km

12

Dentists within 1km

1

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 1.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

86

Parks (1km)

30

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

41

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Horseshoe (390 m)

Nearest supermarketAldi · 766 m
27 tennis courts10 swimming pools2 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)

1.1km

Post office

Nearby shops

Bread Ahead461 m
Pandoca652 m
GAIL's694 m
Sainsbury's Local729 m

Nearby cafes

Kentish Town Stores377 m
Bar Bicicletta378 m
Le Pain Quotidien443 m
Mani's444 m

Nearby restaurants

Le Cellier du Midi350 m
28 Church Row357 m
Mama's Kubo358 m
Dim T360 m

Nearby pubs

The Horseshoe390 m
The Holly Bush474 m
King William IV485 m
The Flask497 m

Nearby gyms

Heartcore Hampstead435 m
Cumberland Lawn Tennis Club and Hampstead Cricket Club486 m
West Heath Lawn Tennis Club689 m
Tokia736 m

Nearby pharmacies

Central Pharmacy831 m

Nearby health

Dental Perfection437 m
Glow Dentistry595 m
Heath Street Dental, Orthodontic & Implant Centre651 m
Optimax London820 m
Food hygiene (5-star)49% of 130

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

E

High street health

Registered businesses

ENERRA ENERGY LTD
MESSIUM LTD

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 score26/100
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

60.6

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,733m
Crossrail 2 route4,584m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,724 nationally

1,412

Est. population

9,885/km²

67%

Employed

75%

Degree educated

£46,300

Median income

1.0%

Claimant rate

Urban coreHigh densityYoung professionals

36

Community stability

Age profile

24%
19%
25%
20%
Under 1824%
18–3419%
35–4925%
50–6420%
65+12%

Tenure

25%
23%
46%
Own outright25%
Own (mortgage)23%
Private rent46%
Social rent5%
Shared ownership1%

Ethnicity

31%
36%
16%
White British31%
White Other36%
Asian16%
Black2%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional64%
Routine / semi-routine6%
No car household45%
Unemployed3%
No qualifications6%

Housing tenure (Census 2021)

Private rent46%
Social rent5%

vs. London

Income vs London+10.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
226
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
14
Local approval rate
72%
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)
26
Largest scheme
109 homes · 321, Finchley Road, London, NW3 6EP
Pipeline pressure
NONE

Named schemes (500m)

321, Finchley Road, London, NW3 6EP109 homes
completed
321, Finchley Road, London, NW3 6EP32 homes
completed
44-46, 44, Frognal, London, NW3 6AG14 homes
completed
341-359, 341-359, Finchley Road, and 27 Lymington Road, NW3 6ET14 homes
completed
23, 23, Lindfield Gardens, NW3 6PX12 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 7DB

Full postcodeNW3 7DB
Postcode districtNW3
BoroughLondon Borough of Camden
WardFrognal
Latitude51.554579
Longitude-0.183632
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