# 34A FROGNAL, LONDON, CAMDEN, GREATER LONDON, NW3 6AG

## Property details

- Slug: `d6f8a23` (address key hash: `d6f8a235fbfe12adbe48e72585821eddfad9832a`)
- Postcode: NW3 6AG
- Transactions on record: 1

- Tenure: Freehold
- Property type: Flat
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 78 m²
- EPC rating: E
- Year built: England and Wales: 1930-1949
- Last sold: £650,000 Apr 2026
- Price per m²: £8,333/m²
- Local average: £1,098,680 (115 sales)
- Street crime: 907 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £650,000
- Date: 2026-04-17
- Type: F
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 02/12/2035
- **Current heating cost:** £1,326/year
- **Est. upgrade cost to C:** £18,750

### Recommendations
- A (£900 - £1,200)
- B (£900 - £1,500)
- W2 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9360-2797-8520-2605-0611)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-17 | £650,000 | Flat | — | £682,785 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-3c92-b8d0-e063-4704a8c08d98) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 34A FROGNAL, LONDON, CAMDEN, GREATER LONDON, NW3 6AG | £650,000 | 17/04/2026 | Flat |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [174387272](http://87.117.209.195:8080/listings/9c38d0b)

| Event | Date | Price |
|-------|------|-------|
| listed | 2026-04-13 | £650,000 |
| sold | 2026-01-01 | £650,000 |
| sold | 1998-01-01 | £189,950 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 38 FLAT 2 FROGNAL, LONDON, CAMDEN, GREATER LONDON, NW3 6AG | £1,000,000 | 30/01/2026 | Flat |
| 32 FLAT 3 FROGNAL, LONDON, CAMDEN, GREATER LONDON, NW3 6AG | £890,000 | 20/01/2026 | Flat |
| 39E FROGNAL, LONDON, CAMDEN, GREATER LONDON, NW3 6YD | £1,110,000 | 17/09/2025 | Flat |
| 3 ARKWRIGHT ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 6AA | £4,500,000 | 31/07/2025 | Flat |
| 30 GARDEN FLAT FROGNAL, LONDON, CAMDEN, GREATER LONDON, NW3 6AG | £1,185,000 | 26/06/2025 | Flat |
| 3 GARDEN FLOOR FLAT FROGNAL, LONDON, CAMDEN, GREATER LONDON, NW3 6AL | £625,000 | 23/02/2024 | Flat |
| 28 FLAT 5A ARKWRIGHT ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 6BH | £578,000 | 05/12/2023 | Flat |
| 31 FLAT 4 NETHERHALL GARDENS, HAMPSTEAD, LONDON, CAMDEN, GREATER LONDON, NW3 5RL | £510,000 | 17/11/2023 | Flat |
| 38 FLAT 1 FROGNAL, LONDON, CAMDEN, GREATER LONDON, NW3 6AG | £885,000 | 13/10/2023 | Flat |
| 3 ARKWRIGHT ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 6AA | £4,100,000 | 13/09/2023 | Flat |
| 13 FLAT 8 ARKWRIGHT ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 6AA | £1,000,000 | 21/07/2023 | Flat |
| 20 UPPER GROUND FLOOR FLAT ARKWRIGHT ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 6BG | £1,140,000 | 30/06/2023 | Flat |
| 41 FLAT 4 NETHERHALL GARDENS, HAMPSTEAD, LONDON, CAMDEN, GREATER LONDON, NW3 5RL | £855,000 | 16/06/2023 | Flat |
| ARKWRIGHT MANSIONS FLAT 19 FINCHLEY ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 6DE | £1,480,000 | 16/12/2022 | Flat |
| 14 FLAT 7 NETHERHALL GARDENS, LONDON, CAMDEN, GREATER LONDON, NW3 5TH | £3,150,000 | 06/12/2022 | Flat |
| 46G FROGNAL, LONDON, CAMDEN, GREATER LONDON, NW3 6AG | £980,000 | 11/11/2022 | Flat |
| 28 FLAT 9 ARKWRIGHT ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 6BH | £660,000 | 31/10/2022 | Flat |
| 38 GARDEN FLAT FROGNAL, LONDON, CAMDEN, GREATER LONDON, NW3 6AG | £1,150,000 | 30/09/2022 | Flat |
| 23 FLAT 5 FROGNAL, LONDON, CAMDEN, GREATER LONDON, NW3 6AR | £715,000 | 29/09/2022 | Flat |
| 38 FLAT 2 FROGNAL, LONDON, CAMDEN, GREATER LONDON, NW3 6AG | £1,050,000 | 23/09/2022 | Flat |

**Area average:** £1,378,150 (20 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type and bedroom count.*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Agamemnon Road, West Hampstead](http://87.117.209.195:8080/listings/9052ba9) | £650,000 | 2 | Flat | 0.82 mi |

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** -9.3%
- **10y growth:** 16%

## House Price Index (HM Land Registry)

*Official index for Camden; Flats and maisonettes series; as of June 2026.*

- **1y growth (index):** -7.4%
- **5y growth (index):** 0.3%
- **10y growth (index):** 6.2%

## Rental Range

*ONS Price Index of Private Rents (Camden). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £2,520/mo
- **Realistic:** £2,800/mo
- **Optimistic:** £3,080/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Inner North London (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Finchely Road, NW3 | £2,500/mo | 2 | 0.16 miles | OpenRent |

**Average rent: £2,500/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.38% (weak for cashflow)
- **Max investor price (0.8%):** £312,500
- **Target investor price (1%):** £250,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £2,500/mo).*

- **Gross yield:** 4.6%
- **Cost-to-rent:** 21.7×
- **Monthly cashflow:** £-335/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.1%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Anti-social behaviour | 250 |
| Violence and sexual offences | 176 |
| Vehicle crime | 99 |
| Other theft | 85 |
| Shoplifting | 76 |
| Burglary | 58 |
| Public order | 47 |
| Theft from the person | 45 |
| Drugs | 31 |
| Robbery | 18 |
| Bicycle theft | 13 |
| Other crime | 5 |
| Possession of weapons | 3 |
| Criminal damage and arson | 1 |
| **Total incidents** | **907** |

*Within 1 mile during Jul 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Southbank International School Hampstead | Other | 0.1 miles | — (No rating) |
| University College School | Other | 0.2 miles | — (No rating) |
| St Mary's School, Hampstead | Other | 0.2 miles | — (No rating) |
| Devonshire House Preparatory School | Other | 0.2 miles | — (No rating) |
| North Bridge House Nursery & Pre-Prep Schools | Other | 0.2 miles | — (No rating) |