Numbers 88 and 88a and Attached Railings is a Grade II listed building in the Camden local planning authority area, England. First listed on 14 May 1974. Cottage. 5 related planning applications.

Numbers 88 and 88a and Attached Railings

WRENN ID
pale-keep-sable
Grade
II
Local Planning Authority
Camden
Constituency
Hampstead and Highgate MP: Tulip Siddiq (Lab)
Country
England
Date first listed
14 May 1974
Type
Cottage
Address
Numbers 88 and 88a and Attached Railings, Frognal, NW3 6XB
OS grid reference
TQ 260 856
Coordinates
51.55571, -0.18262
Source
Historic England listing

Also on this page: sale history · related consents · flood risk · radon risk · weather exposure · detailed attributes ↓

Description

Numbers 88 and 88A are a pair of semi-detached cottages built in the early 19th century, with later additions to the rear. The cottages are constructed of stucco and feature a slated hipped roof with projecting eaves. They stand two storeys tall and have five windows, along with a single window in a projecting bay to the right. Number 88 boasts an impressive entrance with an enriched console-bracketed hood, a panelled door, and a patterned fanlight with sidelights. Number 88A has a bracketed hood, an architraved doorway with a panelled door, and an overlight. Both cottages have architraved sash windows, although the window in the projecting bay on the ground floor of Number 88 is blind. The right-hand return features a full-height canted bay. The attached cast-iron railings, which have pineapple finials, are also notable features of the property. The interiors have not been inspected.

Local climate

Numbers 88 and 88a and Attached Railings sits in one of the driest parts of the UK, with an average of 690 mm of rain a year. This makes it drier than 98% of listed buildings in the UK. Its exposure to wind-driven rain is lower than that of 98% of listed buildings.

It experiences an average of 30 freeze-thaw cycles a year, fewer than 66% of listed buildings. Of these, 13 follow at least 1 mm of rain in the preceding 48 hours. Average temperatures at this location have risen by 0.3°C per decade since 1991.

Averages for 1991–2020; temperature trend 1991–2025. Figures describe the wider area (a grid cell of roughly 10 km), not the individual site. Contains modified Copernicus Climate Change Service information 2026.

More on this building

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  • No EPC on record for this property
  • Sale history — 1 transaction since 2024
  • Related listed building consents — 5 applications
  • Detailed attributes — period, style, materials, features
  • Flood risk assessment
  • Radon risk assessment
  • Weather exposure and heating demand — rain and frost month by month and year by year, wind direction, solar and humidity
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Nearby listed buildings

  1. The Old Mansion and Attached Wall, Railings and Lamp Holder Grade II* 54 m
  2. 2 and 4, Redington Road Grade II* 96 m
  3. 66, Frognal Grade II* 109 m
  4. Church of St John Grade I 109 m
  5. Shepherds Well Grade II 117 m
  6. Tomb of John Harrison and Family in St Johns Churchyard Grade II 120 m
  7. Tomb of Lady Elizabeth Norton in St Johns Churchyard Grade II 124 m
  8. Old Frognal Court Grade II 125 m
  9. Gates, Wall and Wall with Railings to St Johns Church Grade II 129 m
  10. Tomb of William and John Hart and R Carey and A Cary in St Johns Churchyard Grade II* 136 m