Farringdon Without · City of London · Cities of London and Westminster constituency · 51.51764, -0.10274

EC1A 9LS— Farringdon Without, City of London

Location and area intelligence for EC1A 9LS, Farringdon Without, City of London

City living at its best

 

Schools 83%Safety 4/100Transport 77/100~6% yield · indicativeOnly 3 sales — thin data

Best for: Commuters, Investors, Young professionals

Compare areas

Well-connected — strong transport access

Liveability
66
Safety
4
Schools
73
Transport
77
Environment
61
Investment
74

The bottom line

EC1A 9LS offers exceptional schools (83% Good/Outstanding) and good transport links — a strong choice for Commuters and Investors.

Less suited to Families.

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Location

EC1A 9LS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
LowYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+12.4% vs London avg
vs London crime+669.0% vs London avg

Deep-dive guides for EC1A 9LS

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart⚠️ Very high crime🍕 Buzzing

“City living at its best”

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How EC1A 9LS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

73

Education score

Good for families
★ Top school within 1km
★★

Primary

St Peter and St Paul Catholic Primary School

Good · Inspected Jun 2023 · 10 min walk

KS2: 109.5

★

Secondary

London Nautical, City of London Academy

Requires Improvement · Inspected Jun 2023 · 16 min walk

83% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Above London average

Childcare

Childcare

Thomas Coram Centre

Not inspected · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Very high crime

500.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 254.9%

0% vs borough

Note: this postcode is in the Central Activities Zone — London's business and visitor core. Crime is counted per resident, but the daytime and visitor population here is many times the resident count, so these figures reflect footfall, not residential risk.

Crime by type

Other44%
Theft18%
Violence & sexual offences14%
Burglary7%
Drug offences5%
Anti-social behaviour5%
Robbery4%
Vehicle crime2%

Stop & search

5.2

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Dowgate Fire Station · 1.2km

Crime is +669% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)3
New build0.0%
Price per m²£9,356/m²
Price per ft²£869/ft²
Avg floor area48.8 m²

EPC breakdown

B
10%
C
51%
D
8%
E
1%

Based on 70 properties · Confidence: high

Street mix

Flat 99%Other 1%

LHA rates — Central London

Shared room£830/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 yield852 kWh/kWp/yr
Rebuild cost estimate£122,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £1,456
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2026 · CAGR

+2.3%

Total change

+70%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.0%

per year

Acceleration

-29.05

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £200k–£250k · 124 sales

Property Type Mix

Total: 124 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2004£265k£310k+17%33.5
Pre-crash peak2005–2007£301k£355k+18.1%7.7
GFC & correction2008–2012£425k£339k-20.3%3
Help-to-Buy recovery2013–2015£434k£550k+26.9%3.7
Pandemic surge2020–2021£562k£520k-7.5%2
Rate-rise correction2023–2023£530k£530k+0%1
Current market2024–2026£420k£450k+7.1%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
3.8%
District
3.8%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Better than 89% of London
Farringdon StationElizabeth line line
3.9 min walk
Farringdon (London)→ Farringdon
0 min

Nearby stations

FarringdonElizabeth line
4 min walk
Farringdon Underground StationCircle · Hammersmith & City
4 min walk
Farringdon (London)National Rail
4 min walk
Barbican Underground StationMetropolitan · Hammersmith & City
6 min walk
St. Paul's Underground StationCentral
6 min walk
5 bus routes · 10 stops within 400m · 76 buses/hr peak

86

Walkability score

562

Footpaths (500m)

40

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge21 min ↓
Victoria25 min ↓
Waterloo18 min ↓
Canary Wharf29 min ↓
City ★15 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)

3

EV chargers (800m)

Nearest car park151m
Santander docks (800m)40
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Saffron Hill Car Park· yes
492m

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: 22.0 µg/m³ · PM2.5: 14.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCongestion charge zone✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 16%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 6.9 km

Energy

Solar: 852 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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 yield851.7 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

REPRODUCTIVE AND SEXUAL HEALTH SERVICES

SEXUAL HEALTH CENTRE, 4-5 BURRELL ST, SE1 0UN

16 min walk

0

GPs within 1km

16

Dentists within 1km

Nearest hospitalSt Bartholomew's Hospital · 186 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

150

Parks (1km)

180

Restaurants (800m)

100

Cafes (800m)

34

Pubs (400m)

2

Pharmacies (800m)

11

Gyms (1km)

17

Sports (1km)

3

Convenience

Nearest supermarketGeranium · 485 m
4 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

1

Nightclubs

35

Late-night venues

A
883 licensed premises in borough538 late-night refreshment licencesHome Office 2023/24

4

Libraries (1km)

6

Cinemas (2km)

455m

Post office

Nearby shops

Newsagents205 m
Sainsbury's Local286 m
Co-op Food342 m
The Whisky Shop419 m

Nearby cafes

Cafe De Livio46 m
21 West71 m
Beppe's Cafe71 m
Ferrari's117 m

Nearby restaurants

Assenheims45 m
Bird of Smithfield79 m
Carluccio's95 m
Pret A Manger136 m

Nearby pubs

Karaoke Box40 m
The Bishops Finger110 m
The Fable144 m
Winemakers Club152 m

Nearby gyms

PureGym310 m
Virgin Active367 m
Gymbox444 m
Anytime Fitness449 m

Nearby pharmacies

Boots395 m
Superdrug469 m
Chauhan S Chemist672 m
the pharmacy1.1 km

Nearby health

St Bartholomew's Hospital186 m
St Barts Sexual Health Clinic191 m
Moorfields @ Barts233 m
Dentistry100289 m
Food hygiene (5-star)71% of 572

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
18

High street

A

High street health

Investment

Investment grade, yield and market outlook

74

Investment score

Strong

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£2,159London avg: £1,950/mo
Gross yield
5.8% (good)London avg: 3.8%Strong yield — top 12% of London
Gentrification score67/100
Right-to-buy sales (5yr)Owner-occupier growth signal18
Sales last 12 months2

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+19.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

81.9

Price growth score

A
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score41/100
Bakerloo Extension route2,436m
Crossrail 2 route1,625m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,966 nationally

1,392

Est. population

1,957/km²

69%

Employed

81%

Degree educated

£47,200

Median income

0.5%

Claimant rate

Inner cityLow densityYoung professionals

21

Community stability

Age profile

52%
19%
16%
Under 185%
18–3452%
35–4919%
50–6417%
65+8%

Tenure

14%
14%
68%
Own outright14%
Own (mortgage)14%
Private rent68%
Social rent4%
Shared ownership0%

Ethnicity

33%
37%
20%
White British33%
White Other37%
Asian20%
Black1%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional66%
Routine / semi-routine4%
No car household83%
Unemployed4%
No qualifications4%

Housing tenure (Census 2021)

Private rent68%
Social rent4%

vs. London

Income vs London+12.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
290
Live planning apps (800m)
33
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
13
Major developments (800m)
0
Planning apps (12 months)
36
Planning apps (3 years)
9
Local approval rate
64%
Borough approval rate
78%
Opportunity area
No
Central activities zone
Yes
CIL rate (residential)
£0/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
12
Largest scheme
231 homes · Site Bounded By 34-38, 39-41, 45-47 & 57B Little Britain & 20, 25, 47, 48-50, 51-53, 59, 60, 61, 61A & 62 Bartholomew Close, London EC1, Bartholomew Close, EC1
Pipeline pressure
NONE

Named schemes (500m)

Site Bounded By 34-38, 39-41, 45-47 & 57B Little Britain & 20, 25, 47, 48-50, 51-53, 59, 60, 61, 61A & 62 Bartholomew Close, London EC1, Bartholomew Close, EC1231 homes
completed
4-12, 4-12, HOSIER LANE, EC1122 homes
completed
GREYHOUND INN YARD, 13-21, GREYHOUND INN YARD, 13-21, WEST SMITHFIELD, HOSIER LANE (22-29), EC167 homes
completed
25-27, 25-27, FARRINGDON ROAD, EC141 homes
completed
43, 43, BARTHOLOMEW CLOSE, EC1A 7HP38 homes
completed

Politics

Local councillors and MP

MP
Rachel Blake (Labour (Co-op))
MP majority
2,708
Constituency
Cities of London and Westminster

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Key facts for EC1A 9LS

Full postcodeEC1A 9LS
Postcode districtEC1A
Local authorityCity and County of the City of London
WardFarringdon Without
Latitude51.517644
Longitude-0.102744
Parliamentary constituencyCities of London and Westminster
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
Survey