Frognal · Camden · Hampstead and Highgate constituency · 51.56095, -0.18892

NW3 7RR— Frognal, Camden

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

The family fortress

 

Schools 100%Safety 84/100Transport 35/100Low yield 2.68%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
64
Safety
84
Schools
90
Transport
35
Environment
61
Investment
42

The bottom line

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

The catch: 7 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW3 7RR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.2% vs London avg
vs London crime-37.0% vs London avg

Deep-dive guides for NW3 7RR

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How NW3 7RR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Luke's Church of England School

Not yet inspected · 6 min walk

KS2: 112.3

★★

Secondary

Hampstead School

Good · Inspected Apr 2023 · 17 min walk

P8: -0.42A8: 41.5

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 40 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

40.8 incidents per 1,000 residents

Better than 70% of London
→ Stable

-75% vs borough

Crime by type

Other32%
Violence & sexual offences23%
Vehicle crime20%
Anti-social behaviour10%
Burglary8%
Drug offences3%
Theft3%
Robbery0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 1.1km

Crime is 37% below London average

Property

Prices, sales volume and market trends

Avg floor area258.2 m²

EPC breakdown

C
5%
D
9%
E
4%

Based on 18 properties · Confidence: medium

Street mix

Detached 19%Flat 78%Other 3%

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£645,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £2,703
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+4.7%

Total change

+265%

Market Activity

Price Velocity & Acceleration

Current Velocity

+26.1%

per year

Acceleration

+84.38

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £600k–£700k · 35 sales

Property Type Mix

Total: 35 sales

Detached17.1%
Flat/maisonette82.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£509k£1.87m+267.4%1.6
Post-dot-com plateau2001–2003£718k£458k-36.2%1.7
Pre-crash peak2005–2006£620k£673k+8.5%3
GFC & correction2009–2012£2.75m£770k-72%1.2
Help-to-Buy recovery2013–2015£1.60m£1.76m+10%2.5
Brexit uncertainty2017–2019£9.25m£1.30m-85.9%1
Pandemic surge2020–2021£3.54m£1.48m-58.3%2
Rate-rise correction2023–2023£1.86m£1.86m+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-7.7% alpha

Flat/maisonette-7.7% α
Local
-1.1%
District
6.6%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

33out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
10.6 min walk
Finchley Road & Frognal

Nearby stations

Hampstead Underground StationNorthern
12 min walk
Finchley Road & Frognal Rail StationMildmay
16 min walk
Finchley Road & FrognalNational Rail
16 min walk
Golders Green Underground StationNorthern
16 min walk
West Hampstead Rail StationMildmay
19 min walk
No bus stops within 400m

16

Walkability score

23

Footpaths (500m)

0

Santander docks (800m)

2.2 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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park593m
Santander docks (800m)0
Nearest cycle dock2.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed485 Mbps
Median download444 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: 4.8 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 31%
More green space than 81% of London

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

GRAY'S INN MEDICAL GROUP WEST HAMPSTEAD

80 FORTUNE GREEN ROAD, NW6 1DS

11 min walk

88%

Recommend GP

88%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 1.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

59

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

33

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Holly Bush (748 m)

No restaurants within 800m — nearest: Etles (586 m)

Nearest supermarketCo-op Food · 640 m
19 tennis courts13 swimming pools1 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)

1.2km

Post office

Nearby shops

Tehran643 m
Childs Hill Food and Wine713 m
Tesco Express816 m
Sweet Corner912 m

Nearby cafes

Jels Cafe640 m
LLS Café Deli748 m
Dandie dog cafe769 m
Fortune Café814 m

Nearby restaurants

Etles586 m
Giacomo's588 m
Happy Villa592 m
Hampstead Spice602 m

Nearby pubs

The Holly Bush748 m
The Old Bull & Bush854 m
The Black Lion1.1 km
Alice House1.1 km

Nearby gyms

West Heath Lawn Tennis Club400 m
The Gym Group856 m
Studio Society876 m
Cumberland Lawn Tennis Club and Hampstead Cricket Club1.1 km

Nearby health

Glow Dentistry751 m
Heath Street Dental, Orthodontic & Implant Centre755 m
Fortune Green Dental838 m
The Medical Centre894 m
Food hygiene (5-star)0% of 6

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

E

High street health

Registered businesses

5-9 BURDETT MEWS MANAGEMENT COMPANY LIMITED
89 REDINGTON ROAD LIMITED
CRAFTY MEDIA LIMITED
LJP FINANCE LTD
MEDICAL FOOT CLINIC LTD

+4 more

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 low.

Avg monthly rent
£2,102London avg: £1,950/mo
Gross yield
2.7% (low)London avg: 3.8%Below average yield — bottom 70%
Gentrification score18/100
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

41.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,508m
Crossrail 2 route5,329m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,899 nationally

1,471

Est. population

7,322/km²

61%

Employed

70%

Degree educated

£46,300

Median income

2.1%

Claimant rate

SuburbanHigh densityEstablished mixed

42

Community stability

Age profile

26%
15%
23%
20%
15%
Under 1826%
18–3415%
35–4923%
50–6420%
65+15%

Tenure

31%
26%
37%
Own outright31%
Own (mortgage)26%
Private rent37%
Social rent6%
Shared ownership1%

Ethnicity

40%
32%
White British40%
White Other32%
Asian12%
Black3%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional59%
Routine / semi-routine6%
No car household34%
Unemployed3%
No qualifications7%

Housing tenure (Census 2021)

Private rent37%
Social rent6%

vs. London

Income vs London+10.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
43
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
18
Local approval rate
92%
Borough approval rate
87%
Opportunity area
No
CIL rate (residential)
£250/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
7

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
5
Largest scheme
232 homes · Westfield, 15, Kidderpore Avenue, CROFTWAY, FINCHLEY ROAD (300-326), London, NW3 7SG
Pipeline pressure
NONE

Named schemes (500m)

6, 6, Beechworth Close, Childs Hill, NW3 7UT3 homes
completed
47, 47, Redington Road, NW3 7RA3 homes
completed
51, 51, West Heath Road, NW3 7TH3 homes
completed
58, 58, West Heath Road, Childs Hill, NW3 7UJ2 homes
completed
Former 8, 8, Rosecroft Avenue, London, NW3 7QB2 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 7RR

Full postcodeNW3 7RR
Postcode districtNW3
BoroughLondon Borough of Camden
WardFrognal
Latitude51.560947
Longitude-0.188918
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