Frognal · Camden · Hampstead and Highgate constituency · 51.55962, -0.18697

NW3 7XA— Frognal, Camden

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

Strong, well-rated schools nearby

 

Schools 100%Safety 84/100Transport 37/100Low yield 2.68%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
65
Safety
84
Schools
90
Transport
37
Environment
56
Investment
41

The bottom line

NW3 7XA 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 7XA

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 7XA

🛡️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 7XA 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 · 7 min walk

KS2: 112.3

★★

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 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 39 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 · 973m

Crime is 25% below London average

Property

Prices, sales volume and market trends

Avg floor area222.5 m²

EPC breakdown

D
6%
E
5%

Based on 11 properties · Confidence: medium

Street mix

Semi 6%Detached 31%Flat 63%

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£556,250
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 HAnnual charge £3,244
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+13.7%

Total change

+3089%

Market Activity

Price Velocity & Acceleration

Current Velocity

+282.2%

per year

Acceleration

+359.32

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 14 sales

Property Type Mix

Total: 14 sales

Detached21.4%
Semi-detached7.1%
Flat/maisonette71.4%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£370k£680k+83.8%2.3
Post-dot-com plateau2002–2002£550k£550k+0%1
Pre-crash peak2005–2006£763k£818k+7.2%2
GFC & correction2009–2009£9.13m£9.13m+0%1
Help-to-Buy recovery2015–2015£13.50m£13.50m+0%1
Brexit uncertainty2018–2018£3.09m£3.09m+0%1
Rate-rise correction2022–2022£11.80m£11.80m+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1% alpha

Flat/maisonette-1% α
Local
6.5%
District
7.5%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
8.3 min walk
Finchley Road & Frognal

Nearby stations

Hampstead Underground StationNorthern
9 min walk
Finchley Road & Frognal Rail StationMildmay
13 min walk
Finchley Road & FrognalNational Rail
13 min walk
West Hampstead Rail StationMildmay
17 min walk
West Hampstead Underground StationJubilee
18 min walk
No bus stops within 400m

11

Walkability score

31

Footpaths (500m)

0

Santander docks (800m)

2.1 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 park488m
Santander docks (800m)0
Nearest cycle dock2.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

88%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed450 Mbps
Median download429 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: 4.6 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 61%
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

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

6

Dentists within 1km

1

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 1.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

72

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

38

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Holly Bush (565 m)

Nearest supermarketLittle Waitrose · 978 m
23 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)

1.4km

Post office

Nearby shops

Tehran666 m
Bread Ahead787 m
Tesco Express822 m
Sweet Corner884 m

Nearby cafes

LLS Café Deli586 m
Dandie dog cafe603 m
Le Pain Quotidien709 m
Kentish Town Stores751 m

Nearby restaurants

La Gaffe590 m
Quest602 m
Tinseltown604 m
Woodlands605 m

Nearby pubs

The Holly Bush565 m
Duke of Hamilton661 m
The Horseshoe717 m
The Flask753 m

Nearby gyms

West Heath Lawn Tennis Club398 m
Heartcore Hampstead695 m
The Gym Group856 m
Cumberland Lawn Tennis Club and Hampstead Cricket Club983 m

Nearby health

Glow Dentistry586 m
Heath Street Dental, Orthodontic & Implant Centre600 m
Dental Perfection658 m
Fortune Green Dental834 m
Food hygiene (5-star)29% of 7

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

8, TEMPLEWOOD AVENUE N W 3 LIMITED

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 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

38

Price growth score

D
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,308m
Crossrail 2 route5,129m

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)
91
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
13
Local approval rate
91%
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)
19
Largest scheme
232 homes · Westfield, 15, Kidderpore Avenue, CROFTWAY, FINCHLEY ROAD (300-326), London, NW3 7SG
Pipeline pressure
NONE

Named schemes (500m)

Redington House, 37A, Redington Road, London, NW3 7QY4 homes
completed
25, 25, Redington Road, London, NW3 7QX3 homes
completed
47, 47, Redington Road, NW3 7RA3 homes
completed
Former Flat Lower Ground And Ground Floor, 37, Redington Road, London, NW3 7QY2 homes
completed
16, 16, Kidderpore Gardens, London, NW3 7SR2 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 7XA

Full postcodeNW3 7XA
Postcode districtNW3
BoroughLondon Borough of Camden
WardFrognal
Latitude51.559621
Longitude-0.186966
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
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TfL
Transport
for London
NHS
Digital
Companies
House
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Mail
Food Standards
Agency
Ofcom
Met
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