Frognal · Camden · Hampstead and Highgate constituency · 51.55664, -0.18341

NW3 7LB— Frognal, Camden

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

Strong, well-rated schools nearby

 

Top 8% LondonSchools 100%Safety 84/100Transport 42/100Low yield 2.68%

Best for: Families, Owner-occupiers

Compare areas

Strong for families — high safety and school scores

Liveability
74
Safety
84
Schools
90
Transport
42
Environment
55
Investment
42

The bottom line

NW3 7LB offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how NW3 7LB 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 7LB meets your needs.

Location

NW3 7LB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.2% vs London avg
vs London crime-25.0% vs London avg

Deep-dive guides for NW3 7LB

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare NW3 7LB with:

Postcode Personality

🎓 School Smart🔒 Very Safe🍕 Buzzing

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How NW3 7LB 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 · 3 min walk

KS2: 113.1

★★

Secondary

The UCL Academy

Good · Inspected May 2024 · 23 min walk

P8: -0.14A8: 46.7

100% of local schools rated Good or Outstanding · based on 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 36 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

48.4 incidents per 1,000 residents

Better than 64% of London
→ Stable

-70% vs borough

Crime by type

Anti-social behaviour26%
Other21%
Burglary16%
Vehicle crime15%
Violence & sexual offences15%
Drug offences5%
Theft2%
Robbery2%

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 · 856m

Crime is 25% below London average

Property

Prices, sales volume and market trends

Avg floor area58 m²

EPC breakdown

D
1%
E
1%

Based on 2 properties · Confidence: very_low

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£145,000
Rebuild cost per m²£2,500/m²

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

Council tax band Band HAnnual charge £3,244
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2006 · CAGR

+12.8%

Total change

+233%

Market Activity

Price Velocity & Acceleration

Current Velocity

+89.9%

per year

Acceleration

+14.49

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £700k+ · 3 sales

Property Type Mix

Total: 3 sales

Flat/maisonette100%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£248k£435k+75.4%1
Pre-crash peak2006–2006£826k£826k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Hampstead Underground StationNorthern
5 min walk
Finchley Road & Frognal Rail StationMildmay
9 min walk
Finchley Road & FrognalNational Rail
9 min walk
Finchley Road Underground StationJubilee · Metropolitan
14 min walk
West Hampstead Rail StationMildmay
14 min walk
No bus stops within 400m

36

Walkability score

58

Footpaths (500m)

0

Santander docks (800m)

1.8 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)

0

EV chargers (800m)

Nearest car park179m
Santander docks (800m)0
Nearest cycle dock1.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 4.2 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 34%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 1.7 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

KEATS GROUP PRACTICE

1B DOWNSHIRE HILL, NW3 1NR

11 min walk

75%

Recommend GP

75%

Overall GP experience

3

GPs within 1km

10

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

88

Parks (1km)

23

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

46

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Holly Bush (315 m)

Nearest supermarketPlanet Organic · 609 m
31 tennis courts10 swimming pools3 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)

1.3km

Post office

Nearby shops

Bread Ahead430 m
GAIL's870 m
Pandoca872 m
Sainsbury's Local913 m

Nearby cafes

Kentish Town Stores370 m
Le Pain Quotidien372 m
Mani's420 m
Dandie dog cafe426 m

Nearby restaurants

Bacchus313 m
Piccola317 m
Le Cellier du Midi345 m
28 Church Row349 m

Nearby pubs

The Holly Bush315 m
The Horseshoe352 m
The Flask427 m
King William IV467 m

Nearby gyms

Heartcore Hampstead359 m
West Heath Lawn Tennis Club613 m
Cumberland Lawn Tennis Club and Hampstead Cricket Club700 m
Tokia960 m

Nearby health

Dental Perfection338 m
Glow Dentistry418 m
Heath Street Dental, Orthodontic & Implant Centre468 m
Optimax London1.0 km
Food hygiene (5-star)51% of 103

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

42

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

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Future outlook

54.5

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,896m
Crossrail 2 route4,723m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,883 nationally

1,280

Est. population

4,789/km²

58%

Employed

66%

Degree educated

£46,300

Median income

1.9%

Claimant rate

SuburbanMedium densityOwner occupiers / families

46

Community stability

Age profile

23%
19%
22%
23%
Under 1823%
18–3413%
35–4919%
50–6422%
65+23%

Tenure

43%
18%
31%
Own outright43%
Own (mortgage)18%
Private rent31%
Social rent8%
Shared ownership0%

Ethnicity

48%
29%
White British48%
White Other29%
Asian10%
Black2%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine6%
No car household29%
Unemployed2%
No qualifications9%

Housing tenure (Census 2021)

Private rent31%
Social rent8%

vs. London

Income vs London+10.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
273
Live planning apps (800m)
16
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
15
Local approval rate
93%
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)
23
Largest scheme
109 homes · 321, Finchley Road, London, NW3 6EP
Pipeline pressure
NONE

Named schemes (500m)

23, 23, Lindfield Gardens, NW3 6PX12 homes
completed
Redington House, 37A, Redington Road, London, NW3 7QY4 homes
completed
Flat C, 22, Lindfield Gardens, London, NW3 6PS3 homes
completed
5, 5, Branch Hill, London, NW3 7LT3 homes
completed
25, 25, Redington Road, London, NW3 7QX3 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

Live in NW3 7LB? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for NW3 7LB.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Camden with nearby boroughs:

Camden vs IslingtonCamden vs HaringeyCamden vs WestminsterCamden vs Kensington And Chelsea

Similar postcodes

Frequently asked questions

📍 Track NW3 7LB

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for NW3 7LB

Full postcodeNW3 7LB
Postcode districtNW3
BoroughLondon Borough of Camden
WardFrognal
Latitude51.556644
Longitude-0.183406
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