85, Frognal
85, Frognal
Description & Estimates
85, Frognal is described in the public record as a period house with 1,754 ft2 of internal area, sitting on a 313 m2 plot.
Locally, houses of this size normally have 4 bedrooms with a garden.
Our estimate of the sale value of 85, Frognal is £2,819,457 and its rental estimate is £8,963 per month, given the available information and assuming reasonable condition.
Frognal, London, NW3 falls within the NW3 postal district, in the borough of Camden.
Our Data Sources
85, Frognal has no records in the the Land Registry and a single entry in the EPC database dated September 2022.
We combine this information with public data of neighbouring properties to estimate the property attributes and values.
The local information is scored as 1 out of 5 and is considered of low accuracy.
Price Range & Condition
The condition of a property plays an important role in determining its value, with the degree of impact varying by property type, size and location.
For 85, Frognal, we estimate a market value of £2,960,430 and a rental value of £9,411 per month when presented in very good decorative order. Should the property require extensive cosmetic improvement, those figures would reduce to £2,622,095 and £8,336 per month respectively.
Recent Market Change
Over the last year, 85, Frognal has seen its estimated sale value drop by £57,652 (2.0%) and its estimated rental value rise by £469 per month (5.2%). This results in an estimated gross rental yield of 3.8%.
Plot Size
HM Land Registry records the plot of land for 85, Frognal as measuring 313 m2.
That makes it the 2nd largest plot in the postcode, where 3 of the 4 other houses have recorded plot data.
Energy Efficiency
85, Frognal has an Energy Performance Rating (EPC) of E. This is based on the most recent assessment, dated 26 Sep 2022.
The property is connected to mains gas and has partial secondary glazing. It is heated using Boiler and radiators, mains gas.
Similar Properties Sold Nearby
Over the past 2 years 3 properties similar to 85, Frognal have sold within a radius of 440 metres, per the Land Registry and our network of Estate Agents.
The latest, on the 12th May 2025, was 32, Flask Walk, London, NW3 1HE, a freehold house which sold for £3,075,000.
Read more about house prices in NW3.
•Nearby is defined as the radius comprising the nearest 2,000 addresses.
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Location Comparison
Of the 386 addresses on Frognal, London, NW3, 85, Frognal comes out as the 50th largest and the 41st most expensive in our analysis of the public data.
It is also £1.495m more expensive than the average property across the NW3 district.
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Schools Nearby
- 200mHampstead Parochial Church of England Primary School
- 400mNew End Primary School
- 500mChrist Church Primary School, Hampstead
- 1.7kmHampstead School
- 1.9kmThe UCL Academy
- 2.2kmHarris Academy St John's Wood
More reading links
Public Transport Nearby
From 85, Frognal, the nearest station is Hampstead, 300 metres away.
- 300mHampstead
- 700mFinchley Road & Frognal
- 1.1kmWest Hampstead Thameslink
Available Internet Speeds
Broadband here reaches superfast speeds, based on recent Ofcom data.
According to recent data from Ofcom, Superfast broadband is available in the area.
Risk of Flooding
The flood risk here is rated very low, based on Environment Agency data.
