Frognal · Camden · Hampstead and Highgate constituency · 51.55705, -0.18450

NW3 7LE— Frognal, Camden

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

Strong, well-rated schools nearby

 

Top 10% LondonSchools 100%Safety 84/100Transport 41/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
73
Safety
84
Schools
90
Transport
41
Environment
55
Investment
34

The bottom line

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

Less suited to Car-free commuters.

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Location

NW3 7LE

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 7LE

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How NW3 7LE 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 · 24 min walk

P8: -0.14A8: 46.7

100% of local schools rated Good or Outstanding · based on 23 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 831m

Crime is 25% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£11,900/m²
Price per ft²£1,106/ft²
Avg floor area109.5 m²

EPC breakdown

C
7%
D
3%
E
1%

Based on 11 properties · Confidence: medium

Street mix

Terraced 7%Flat 93%

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£273,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band HAnnual charge £3,244
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+5.5%

Total change

+369%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.8%

per year

Acceleration

+12.68

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £700k+ · 14 sales

Property Type Mix

Total: 14 sales

Terraced7.1%
Flat/maisonette92.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£275k£347k+26.3%1.5
Post-dot-com plateau2001–2001£379k£379k+0%1
GFC & correction2009–2012£885k£812k-8.2%1
Help-to-Buy recovery2014–2014£1.57m£1.57m+0%1
Pandemic surge2020–2021£1.19m£1.16m-1.9%1.5
Current market2025–2025£1.29m£1.29m+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1% alpha

Flat/maisonette+1% α
Local
2.6%
District
1.6%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

51out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Trend Position100

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
5.1 min walk
Finchley Road & Frognal

Nearby stations

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

27

Walkability score

28

Footpaths (500m)

0

Santander docks (800m)

1.9 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

16

Car parks (800m)

0

EV chargers (800m)

Nearest car park262m
Santander docks (800m)0
Nearest cycle dock1.9 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: 4.3 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 10%
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

CHOLMLEY GARDENS SURGERY

1 CHOLMLEY GARDENS, MILL LANE, NW6 1AE

12 min walk

89%

Recommend GP

89%

Overall GP experience

3

GPs within 1km

10

Dentists within 1km

1

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 1.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

79

Parks (1km)

20

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

45

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Holly Bush (371 m)

Nearest supermarketLittle Waitrose · 829 m
31 tennis courts11 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)

1.4km

Post office

Nearby shops

Bread Ahead514 m
GAIL's862 m
Sainsbury's Local909 m
Pandoca933 m

Nearby cafes

Le Pain Quotidien452 m
Kentish Town Stores457 m
LLS Café Deli470 m
Dandie dog cafe470 m

Nearby restaurants

Bacchus396 m
Piccola400 m
Tip Top Thai421 m
Jin Kichi422 m

Nearby pubs

The Holly Bush371 m
The Horseshoe436 m
The Flask506 m
Duke of Hamilton526 m

Nearby gyms

Heartcore Hampstead438 m
West Heath Lawn Tennis Club529 m
Cumberland Lawn Tennis Club and Hampstead Cricket Club720 m
Tokia1.0 km

Nearby pharmacies

Central Pharmacy1.0 km

Nearby health

Dental Perfection413 m
Glow Dentistry459 m
Heath Street Dental, Orthodontic & Implant Centre503 m
Optimax London1.1 km
Food hygiene (5-star)55% of 71

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

LL CONSULTING AND SERVICES LIMITED

Investment

Investment grade, yield and market outlook

34

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

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

65.4

Price growth score

B
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,980m
Crossrail 2 route4,809m

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)
242
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)
13
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
12 & 14, 12 & 14, Bracknell Gardens, NW3 7EB10 homes
completed
Redington House, 37A, Redington Road, London, NW3 7QY4 homes
completed
5, 5, Branch Hill, London, NW3 7LT3 homes
completed
Flat C, 22, Lindfield Gardens, London, NW3 6PS3 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 7LE

Full postcodeNW3 7LE
Postcode districtNW3
BoroughLondon Borough of Camden
WardFrognal
Latitude51.557048
Longitude-0.184500
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