Holborn & Covent Garden · Camden · Holborn and St Pancras constituency · 51.52132, -0.10903

EC1N 8LS— Holborn & Covent Garden, Camden

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

City living at its best

 

Schools 100%Safety 37/100Transport 71/100

Best for: Commuters, Investors, Young professionals

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Investment-grade — strong yield and growth signals

Liveability
67
Safety
37
Schools
60
Transport
71
Environment
62
Investment
84

The bottom line

EC1N 8LS offers exceptional schools (100% Good/Outstanding) and good transport links — a strong choice for Commuters and Investors.

Less suited to Families.

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Location

EC1N 8LS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for EC1N 8LS

🛡️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 8LS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Alban's Church of England Primary School

Not yet inspected · 2 min walk

KS2: 108.4

—

Secondary

Elizabeth Garrett Anderson School

Not yet inspected · Inspected Jan 2025 · 16 min walk

P8: +0.26A8: 54.2

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Thomas Coram Centre

Not inspected · 12 min walk

6 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Islington Fire Station · 2.2km

Crime is +361% above London average

Property

Prices, sales volume and market trends

Avg floor area81 m²

EPC breakdown

C
1%
D
3%

Based on 4 properties · Confidence: low

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

Energy & construction

Solar yield852 kWh/kWp/yr
Rebuild cost estimate£202,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band EAnnual charge £1,982
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2023 · CAGR

+5.7%

Total change

+304%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.4%

per year

Acceleration

+8.25

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 9 sales

Property Type Mix

Total: 9 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£153k£147k-3.9%1.5
Post-dot-com plateau2002–2004£250k£270k+8%1
Pre-crash peak2006–2006£330k£330k+0%1
Help-to-Buy recovery2015–2015£580k£580k+0%1
Pandemic surge2021–2021£575k£575k+0%1
Rate-rise correction2023–2023£618k£618k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Better than 82% of London
Farringdon StationElizabeth line line
3.4 min walk
Farringdon→ Farringdon
0 min

Nearby stations

FarringdonElizabeth line
4 min walk
FarringdonNational Rail
4 min walk
Farringdon Underground StationHammersmith & City · Circle
4 min walk
Chancery Lane Underground StationCentral
5 min walk
Barbican Underground StationMetropolitan · Hammersmith & City
10 min walk
No bus stops within 400m

75

Walkability score

553

Footpaths (500m)

45

Santander docks (800m)

0.0 km

Nearest cycle dock

Central London commute times

London Bridge29 min ↓
Victoria39 min ↑
Waterloo30 min ↓
Canary Wharf33 min ↓
City ★26 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

14

Car parks (800m)

5

EV chargers (800m)

Nearest car park143m
Santander docks (800m)45
Nearest cycle dock0.0 km

Nearby car parks

🅿️
Saffron Hill Car Park· yes
143m

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 AONB7% green spaceTree canopy: 22%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 6.7 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

22 min walk

85%

Recommend GP

85%

Overall GP experience

0

GPs within 1km

14

Dentists within 1km

Nearest hospitalMedlabs Diagnostics · 243 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

85

Parks (1km)

153

Restaurants (800m)

81

Cafes (800m)

21

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

3

Sports (1km)

7

Convenience

Nearest supermarketCo-op Food · 333 m

Nightlife (500m)

0

Nightclubs

21

Late-night venues

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

4

Libraries (1km)

5

Cinemas (2km)

304m

Post office

Nearby shops

Wine Bargains of Holborn62 m
Meads News77 m
Clerkenwell News180 m
Retail 24280 m

Nearby cafes

Tuffo's Place15 m
Cafe Mano34 m
Attendant69 m
Crepe Delicious85 m

Nearby restaurants

Macau Kitchen17 m
Lebanese Grill Express56 m
Cino's Sandwhich Bar57 m
KIN67 m

Nearby pubs

The Craft Beer Co.48 m
The Hat and Tun79 m
The Clerk & Well145 m
The Gunmakers162 m

Nearby gyms

PureGym141 m
Gymbox274 m
Ozone Health and Fitness Club631 m
Nuffield Health Fitness & Wellbeing701 m

Nearby pharmacies

Boots376 m

Nearby health

Leather Lane Dental Practice83 m
Medical Health Limited240 m
2Me Clinic242 m
Med Logistics Properties243 m
Food hygiene (5-star)53% of 568

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

84

Investment score

Strong

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

Avg monthly rent
£2,102London avg: £1,950/mo
Gentrification score61/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Future outlook

59.1

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score41/100
Bakerloo Extension route2,905m
Crossrail 2 route1,125m

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)
278
Live planning apps (800m)
57
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
20
Major developments (800m)
0
Planning apps (12 months)
41
Planning apps (3 years)
26
Local approval rate
66%
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)
442
Largest scheme
345 homes · Street Record, Royal Mail Phoenix Place, Phoenix Place, Gough Street, Calthorpe Street, London
Pipeline pressure
NONE

Named schemes (500m)

Street Record, Royal Mail Phoenix Place, Phoenix Place, Gough Street, Calthorpe Street, London345 homes
completed
GRAYS INN BUILDINGS & RESIDENCES: BOUNDED BY, GRAYS INN BUILDINGS & RESIDENCES: BOUNDED BY, ROSEBERY AVENUE, LAYSTALL STREET, GRAYS INN ROAD, CLERKENWELL ROAD & MOUNT PLEASANT, EC1104 homes
completed
Bourne Estate (south), Bourne Estate (south), Portpool Lane, EC1N75 homes
completed
7, 7, HIGH HOLBORN, WC168 homes
completed
Mount Pleasant Sorting Office, Farringdon Road, EC1A 1BB64 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 8LS

Full postcodeEC1N 8LS
Postcode districtEC1N
BoroughLondon Borough of Camden
WardHolborn & Covent Garden
Latitude51.521324
Longitude-0.109034
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