Frognal · Camden · Hampstead and Highgate constituency · 51.55708, -0.18978

NW3 7SN— Frognal, Camden

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

The practical family move

 

Schools 100%Safety 85/100Transport 38/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
68
Safety
85
Schools
90
Transport
38
Environment
58
Investment
38

The bottom line

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

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW3 7SN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.2% vs London avg
vs London crime-39.0% vs London avg

Deep-dive guides for NW3 7SN

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How NW3 7SN 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 · 4 min walk

KS2: 112.3

★★

Secondary

Hampstead School

Good · Inspected Apr 2023 · 15 min walk

P8: -0.42A8: 41.5

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 35 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

39.7 incidents per 1,000 residents

Better than 71% of London
→ Stable

-75% vs borough

Crime by type

Violence & sexual offences32%
Anti-social behaviour22%
Other18%
Vehicle crime13%
Burglary10%
Theft3%
Drug offences1%
Robbery0%

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 · 637m

Crime is 39% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£10,851/m²
Price per ft²£1,008/ft²
Avg floor area126 m²

EPC breakdown

C
15%
D
19%
E
7%
F
2%

Based on 43 properties · Confidence: high

Street mix

Semi 3%Detached 3%Flat 85%Other 9%

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£315,000
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)
GlazingSingle glazed
Council tax band Band FAnnual charge £2,343
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7%

Total change

+654%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.4%

per year

Acceleration

-4.02

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 31 sales

Property Type Mix

Total: 31 sales

Detached3.2%
Semi-detached3.2%
Flat/maisonette93.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£169k£407k+140.8%1.8
Post-dot-com plateau2001–2003£222k£628k+182.7%2
Pre-crash peak2005–2006£970k£485k-50%1
GFC & correction2009–2010£3.70m£810k-78.1%1.5
Help-to-Buy recovery2013–2016£5.00m£1.38m-72.5%1.5
Brexit uncertainty2018–2019£2.24m£1.20m-46.4%1
Pandemic surge2021–2021£875k£875k+0%1
Rate-rise correction2022–2023£837k£1.05m+25.4%1
Current market2025–2025£1.27m£1.27m+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2% alpha

Flat/maisonette-2% α
Local
6.9%
District
8.9%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

45out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing36
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
West HampsteadThameslink line
12.8 min walk
West Hampstead Thameslink

Nearby stations

Hampstead Underground StationNorthern
11 min walk
Finchley Road & Frognal Rail StationMildmay
11 min walk
West Hampstead ThameslinkNational Rail
12 min walk
West Hampstead Rail StationMildmay
13 min walk
West Hampstead Underground StationJubilee
15 min walk
No bus stops within 400m

31

Walkability score

35

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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park534m
Santander docks (800m)0
Nearest cycle dock1.9 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: 4.4 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 2.0 km

Energy

Solar: 850 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 3

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

7 min walk

88%

Recommend GP

88%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

2

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

86

Parks (1km)

6

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

48

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Black Lion (673 m)

Nearest supermarketLittle Waitrose · 645 m
31 tennis courts13 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)

1.3km

Post office

Nearby shops

Tehran398 m
Tesco Express518 m
Sweet Corner551 m
GAIL's736 m

Nearby cafes

Fortune Café504 m
Have an Avo531 m
Lamassu550 m
Grocery Post583 m

Nearby restaurants

Mama's Kubo479 m
Takagiya528 m
Hana540 m
Bombay Nights546 m

Nearby pubs

The Black Lion673 m
Alice House698 m
The Holly Bush731 m
Bobby Fitzpatrick736 m

Nearby gyms

West Heath Lawn Tennis Club180 m
The Gym Group544 m
Studio Society566 m
Cumberland Lawn Tennis Club and Hampstead Cricket Club724 m

Nearby pharmacies

Central Pharmacy924 m

Nearby health

Fortune Green Dental521 m
The Medical Centre555 m
Chomley Gardens Surgery670 m
Your Skin Doctors684 m
Food hygiene (5-star)53% of 68

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

E

High street health

Registered businesses

13 HEATH DRIVE LIMITED
8 HEATH DRIVE RESIDENTS ASSOCIATION LIMITED
9 HEATH DRIVE FREEHOLD LIMITED
BROWN SPARROW LIMITED
DEAON GLOBAL LTD

+8 more

Investment

Investment grade, yield and market outlook

38

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 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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

54.1

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,225m
Crossrail 2 route5,090m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,123 nationally

1,714

Est. population

9,695/km²

58%

Employed

66%

Degree educated

£46,300

Median income

2.9%

Claimant rate

Inner cityHigh densityYoung professionals

38

Community stability

Age profile

24%
21%
25%
13%
16%
Under 1824%
18–3421%
35–4925%
50–6414%
65+16%

Tenure

26%
19%
38%
14%
Own outright26%
Own (mortgage)19%
Private rent38%
Social rent14%
Shared ownership3%
Rent free0%

Ethnicity

29%
27%
21%
White British29%
White Other27%
Asian21%
Black6%
Mixed7%
Other10%

Employment & lifestyle

Managerial / professional55%
Routine / semi-routine6%
No car household42%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent38%
Social rent14%

vs. London

Income vs London+10.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
49
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
17
Local approval rate
89%
Borough approval rate
87%
Opportunity area
No
CIL rate (residential)
£250/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
28
Largest scheme
232 homes · Westfield, 15, Kidderpore Avenue, CROFTWAY, FINCHLEY ROAD (300-326), London, NW3 7SG
Pipeline pressure
NONE

Named schemes (500m)

Westfield, 15, Kidderpore Avenue, CROFTWAY, FINCHLEY ROAD (300-326), London, NW3 7SG232 homes
completed
King's College London, King's College London, Hampstead Residence, Kidderpore Avenue, NW3 7ST149 homes
completed
Former 264, 264-270, Finchley Road, London, NW3 7AA13 homes
completed
252, 252, Finchley Road, Y, London, NW3 7AA12 homes
completed
Kings Court, 523, Finchley Road, London, NW3 7BP12 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 7SN

Full postcodeNW3 7SN
Postcode districtNW3
BoroughLondon Borough of Camden
WardFrognal
Latitude51.557084
Longitude-0.189779
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
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