Frognal · Camden · Hampstead and Highgate constituency · 51.55761, -0.18677

NW3 7RB— Frognal, Camden

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

Strong, well-rated schools nearby

 

Schools 100%Safety 84/100Transport 39/100Low yield 2.68%

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
66
Safety
84
Schools
90
Transport
39
Environment
55
Investment
41

The bottom line

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

Less suited to Car-free commuters.

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Location

NW3 7RB

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 7RB

🛡️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 7RB 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 · 6 min walk

KS2: 113.1

★★

Secondary

Hampstead School

Good · Inspected Apr 2023 · 18 min walk

P8: -0.42A8: 41.5

100% of local schools rated Good or Outstanding · based on 18 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)

2

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 783m

Crime is 25% below London average

Property

Prices, sales volume and market trends

Avg floor area224 m²

EPC breakdown

C
2%
D
4%
E
1%

Based on 7 properties · Confidence: low

Street mix

Detached 8%Flat 62%Other 31%

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£560,000
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)
GlazingPartial double glazing
Council tax band Band HAnnual charge £3,244
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2023 · CAGR

+1.4%

Total change

+37%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.9%

per year

Acceleration

+61.96

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £700k+ · 9 sales

Property Type Mix

Total: 9 sales

Detached11.1%
Flat/maisonette88.9%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2003£850k£640k-24.7%1
Pre-crash peak2005–2005£1.28m£1.28m+0%1
GFC & correction2011–2012£850k£1.45m+70.6%1
Help-to-Buy recovery2014–2014£6.25m£6.25m+0%1
Pandemic surge2020–2020£1.39m£1.39m+0%1
Rate-rise correction2023–2023£1.17m£1.17m+0%1

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 2

Poor

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

Nearby stations

Hampstead Underground StationNorthern
8 min walk
Finchley Road & Frognal Rail StationMildmay
11 min walk
Finchley Road & FrognalNational Rail
11 min walk
West Hampstead Rail StationMildmay
15 min walk
West Hampstead Underground StationJubilee
16 min walk
No bus stops within 400m

17

Walkability score

20

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

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park426m
Santander docks (800m)0
Nearest cycle dock1.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

25%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed200 Mbps
Median download210 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: 4.4 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 34%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 1.8 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

11 min walk

89%

Recommend GP

89%

Overall GP experience

2

GPs within 1km

12

Dentists within 1km

1

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

87

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

48

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Holly Bush (518 m)

Nearest supermarketLittle Waitrose · 785 m
33 tennis courts12 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

Tehran611 m
Bread Ahead683 m
Sweet Corner757 m
GAIL's847 m

Nearby cafes

LLS Café Deli593 m
Dandie dog cafe599 m
Le Pain Quotidien617 m
Kentish Town Stores627 m

Nearby restaurants

Mama's Kubo530 m
Bacchus564 m
Piccola569 m
Tip Top Thai577 m

Nearby pubs

The Holly Bush518 m
The Horseshoe605 m
Duke of Hamilton658 m
The Flask670 m

Nearby gyms

West Heath Lawn Tennis Club364 m
Heartcore Hampstead604 m
The Gym Group760 m
Cumberland Lawn Tennis Club and Hampstead Cricket Club760 m

Nearby pharmacies

Central Pharmacy1.0 km

Nearby health

Dental Perfection576 m
Glow Dentistry585 m
Heath Street Dental, Orthodontic & Implant Centre619 m
Fortune Green Dental736 m
Food hygiene (5-star)35% of 20

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

CONCERNED FOR MENTAL HEALTH

Investment

Investment grade, yield and market outlook

41

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 score19/100
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

45.7

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,130m
Crossrail 2 route4,969m

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)
130
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
14
Local approval rate
100%
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)
21
Largest scheme
232 homes · Westfield, 15, Kidderpore Avenue, CROFTWAY, FINCHLEY ROAD (300-326), London, NW3 7SG
Pipeline pressure
NONE

Named schemes (500m)

12 & 14, 12 & 14, Bracknell Gardens, NW3 7EB10 homes
completed
Redington House, 37A, Redington Road, London, NW3 7QY4 homes
completed
Former 14, 14, Bracknell Gardens, London, NW3 7EB3 homes
completed
47, 47, Redington Road, NW3 7RA3 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

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Key facts for NW3 7RB

Full postcodeNW3 7RB
Postcode districtNW3
BoroughLondon Borough of Camden
WardFrognal
Latitude51.557613
Longitude-0.186772
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
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