Holborn & Covent Garden · Camden · Holborn and St Pancras constituency · 51.51856, -0.10811

EC1N 8LB— Holborn & Covent Garden, Camden

Location and area intelligence for EC1N 8LB, Holborn & Covent Garden, Camden

City living at its best

 

Schools 80%Safety 37/100Transport 77/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Commuters, Young professionals

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Well-connected — strong transport access

Liveability
65
Safety
37
Schools
64
Transport
77
Environment
61
Investment
61

The bottom line

EC1N 8LB offers exceptional schools (80% Good/Outstanding) and good transport links — a strong choice for Commuters and Young professionals.

Less suited to Families.

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Location

EC1N 8LB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-3.6% vs London avg
vs London crime+361.0% vs London avg

Deep-dive guides for EC1N 8LB

🛡️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⚠️ High crime🍕 Buzzing

“City living at its best”

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How EC1N 8LB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

64

Education score

Good for families
★ Top school within 1km
—

Primary

St Alban's Church of England Primary School

Not yet inspected · 3 min walk

KS2: 108.4

★

Secondary

London Nautical, City of London Academy

Requires Improvement · Inspected Jun 2023 · 17 min walk

80% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Above London average

Childcare

Childcare

Thomas Coram Centre

Not inspected · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

High crime

299.5 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 340.5%

+86% 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

Other38%
Violence & sexual offences15%
Theft13%
Anti-social behaviour10%
Robbery7%
Vehicle crime6%
Drug offences5%
Burglary5%

Stop & search

9.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Dowgate Fire Station · 1.6km

Crime is +361% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£7,692/m²
Price per ft²£715/ft²
Avg floor area68.5 m²

EPC breakdown

C
32%
D
8%

Based on 40 properties · Confidence: high

Street mix

Flat 100%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Rebuild cost estimate£171,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingSingle glazed
Council tax band Band EAnnual charge £1,982
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+5.8%

Total change

+361%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.0%

per year

Acceleration

+5.41

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £600k–£700k · 20 sales

Property Type Mix

Total: 20 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£115k£75k-34.8%1
Post-dot-com plateau2002–2004£210k£250k+19%1.3
Pre-crash peak2006–2007£235k£316k+34.4%2
GFC & correction2009–2011£310k£370k+19.4%1
Help-to-Buy recovery2013–2016£290k£650k+124.1%1
Rate-rise correction2022–2022£623k£623k+0%1
Current market2024–2025£558k£530k-5%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
13.7%
District
13.7%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

71out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing10
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
3.5 min walk
Farringdon→ Farringdon
0 min

Nearby stations

Chancery Lane Underground StationCentral
3 min walk
FarringdonNational Rail
3 min walk
Farringdon Underground StationHammersmith & City · Circle
4 min walk
Barbican Underground StationMetropolitan · Hammersmith & City
9 min walk
Blackfriars Underground StationCircle · District
10 min walk
5 bus routes · 10 stops within 400m · 79 buses/hr peak

85

Walkability score

605

Footpaths (500m)

44

Santander docks (800m)

0.0 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

9

Car parks (800m)

4

EV chargers (800m)

Nearest car park252m
Santander docks (800m)44
Nearest cycle dock0.0 km

Nearby car parks

🅿️
Saffron Hill Car Park· yes
303m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCongestion charge zone✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 7.0 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

BLACKFRIARS MEDICAL PRACTICE

BLACKFRIARS MEDICAL PRACT, 45 COLOMBO STREET, SE1 8EE

18 min walk

85%

Recommend GP

85%

Overall GP experience

0

GPs within 1km

15

Dentists within 1km

Nearest hospitalMedlabs Diagnostics · 399 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

82

Parks (1km)

169

Restaurants (800m)

88

Cafes (800m)

12

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

3

Sports (1km)

5

Convenience

Nearest supermarketCo-op Food · 535 m

Nightlife (500m)

0

Nightclubs

12

Late-night venues

B
2,040 licensed premises in boroughHome Office 2023/24

4

Libraries (1km)

5

Cinemas (2km)

237m

Post office

Nearby shops

Sainsbury's Local70 m
Wine Bargains of Holborn279 m
Retail 24280 m
Meads News285 m

Nearby cafes

La Forchetta94 m
Du:kan104 m
Buffet Bar127 m
Al-Kouther Food132 m

Nearby restaurants

Pret A Manger52 m
Moz103 m
Dukan 41103 m
Bleeding Heart restaurant105 m

Nearby pubs

Ye Olde Mitre51 m
Bounce Farringdon64 m
Sir Christopher Hatton71 m
The Argyle80 m

Nearby gyms

Gymbox61 m
PureGym413 m
Anytime Fitness687 m
Virgin Active743 m

Nearby pharmacies

Boots69 m
Superdrug821 m
the pharmacy1.2 km

Nearby health

Hatton Garden Dental Practice76 m
Numan218 m
Apricity Fertility232 m
Leather Lane Dental Practice248 m
Food hygiene (5-star)56% of 635

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)
198

High street

A

High street health

Investment

Investment grade, yield and market outlook

61

Investment score

Good

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

Avg monthly rent
£2,102London avg: £1,950/mo
Gross yield
4.8% (good)London avg: 3.8%Strong yield — top 22% of London
Gentrification score63/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

70.7

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score41/100
Bakerloo Extension route2,590m
Crossrail 2 route1,439m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,245 nationally

1,853

Est. population

13,267/km²

60%

Employed

57%

Degree educated

£40,500

Median income

5.2%

Claimant rate

Inner cityHigh densityYoung professionals

32

Community stability

Age profile

15%
38%
20%
18%
Under 1815%
18–3438%
35–4920%
50–6418%
65+10%

Tenure

37%
41%
Own outright10%
Own (mortgage)12%
Private rent37%
Social rent41%
Shared ownership0%
Rent free0%

Ethnicity

29%
26%
22%
White British29%
White Other26%
Asian22%
Black11%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine13%
No car household81%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Social rent41%
Private rent37%

vs. London

Income vs London-3.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
366
Live planning apps (800m)
43
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
15
Major developments (800m)
0
Planning apps (12 months)
29
Planning apps (3 years)
19
Local approval rate
76%
Borough approval rate
87%
Opportunity area
No
Central activities zone
Yes
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)
422
Largest scheme
345 homes · Street Record, Royal Mail Phoenix Place, Phoenix Place, Gough Street, Calthorpe Street, London
Pipeline pressure
NONE

Named schemes (500m)

Bourne Estate (south), Bourne Estate (south), Portpool Lane, EC1N75 homes
completed
St Dunstan's House, 133 - 137, St Dunstan's House, 133 - 137, Fetter Lane, EC4Y 1BT75 homes
completed
7, 7, HIGH HOLBORN, WC168 homes
completed
Ziggurat Building, 60, Saffron Hill, ONSLOW STREET (5-11), London, EC1N 8QX61 homes
completed
Dickens Court, 13 - 16, Britton Street, TURNMILL STREET (70-75), London53 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
14.7%
Ward turnout
37%
Election year
2026
MP
Sir Keir Starmer (Labour)
MP majority
11,572
Constituency
Holborn and St Pancras

Councillors

Hamza ChowdhuryGreen
Jim MonahanGreen
James WhiteGreen

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Key facts for EC1N 8LB

Full postcodeEC1N 8LB
Postcode districtEC1N
BoroughLondon Borough of Camden
WardHolborn & Covent Garden
Latitude51.518558
Longitude-0.108111
Parliamentary constituencyHolborn and St Pancras
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