Farringdon Within · City of London · Cities of London and Westminster constituency · 51.51344, -0.10241

EC4V 5EG— Farringdon Within, City of London

Location and area intelligence for EC4V 5EG, Farringdon Within, City of London

City living at its best

 

Schools 83%Safety 4/100Transport 80/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Commuters, Young professionals

Compare areas

Well-connected — strong transport access

Liveability
66
Safety
4
Schools
66
Transport
80
Environment
61
Investment
51

The bottom line

EC4V 5EG offers exceptional schools (83% Good/Outstanding) and good transport links — a strong choice for Commuters and Young professionals.

Less suited to Families.

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Location

EC4V 5EG

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 EC4V 5EG

🛡️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 EC4V 5EG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

66

Education score

Good for families
★ Top school within 1km
—

Primary

St Alban's Church of England Primary School

Not yet inspected · 12 min walk

KS2: 108.4

★

Secondary

London Nautical, City of London Academy

Requires Improvement · Inspected Jun 2023 · 11 min walk

83% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Above London average

Childcare

Childcare

Thomas Coram Centre

Not inspected · 23 min walk

1 primaries · 1 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 303.6%

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

Other48%
Violence & sexual offences16%
Theft14%
Burglary7%
Drug offences6%
Robbery5%
Anti-social behaviour2%
Vehicle crime2%

Stop & search

32.8

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: Dowgate Fire Station · 935m

Crime is +669% 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£15,523/m²
Price per ft²£1,442/ft²
Avg floor area57.5 m²

EPC breakdown

C
3%
D
4%
E
5%
F
1%

Based on 13 properties · Confidence: medium

Street mix

Flat 100%

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£143,750
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingSingle glazed
Council tax band Band EAnnual charge £1,232
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+6.4%

Total change

+406%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.0%

per year

Acceleration

+11.76

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 28 sales

Property Type Mix

Total: 28 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£174k£263k+51.1%8
Post-dot-com plateau2001–2004£285k£351k+23%2
Pre-crash peak2006–2007£285k£650k+128.1%1
GFC & correction2011–2011£410k£410k+0%1
Pandemic surge2020–2021£975k£870k-10.8%1
Current market2025–2025£879k£879k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
15.1%
District
15.1%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

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 Velocity40
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Top 10% — exceptional connectivity
Blackfriars Underground StationCircle line
2.5 min walk
City Thameslink→ City Thameslink
0 min

Nearby stations

City ThameslinkNational Rail
1 min walk
Blackfriars Underground StationDistrict · Circle
3 min walk
St. Paul's Underground StationCentral
5 min walk
Mansion House Underground StationCircle · District
8 min walk
FarringdonElizabeth line
10 min walk
No bus stops within 400m

65

Walkability score

562

Footpaths (500m)

39

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

5

Car parks (800m)

3

EV chargers (800m)

Nearest car park223m
Santander docks (800m)39
Nearest cycle dock0.1 km

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: 31%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 7.3 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

10 min walk

2

GPs within 1km

13

Dentists within 1km

Nearest hospitalSt Bartholomew's Hospital · 483 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 2.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

141

Parks (1km)

156

Restaurants (800m)

81

Cafes (800m)

25

Pubs (400m)

2

Pharmacies (800m)

10

Gyms (1km)

14

Sports (1km)

3

Convenience

Nearest supermarketGeranium · 814 m
3 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

25

Late-night venues

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

2

Libraries (1km)

5

Cinemas (2km)

176m

Post office

Nearby shops

Sainsbury's Local151 m
WHSmith223 m
Paul232 m
The Whisky Shop310 m

Nearby cafes

Alchemy11 m
The Lunch Box48 m
Carter Lane Coffee House58 m
Treelogy67 m

Nearby restaurants

On The Bab11 m
Terra Rossa20 m
Assenheims 5637 m
Krua by Nathong40 m

Nearby pubs

Patch30 m
Paternoster Tavern46 m
Ye Olde London75 m
The Rising Sun76 m

Nearby gyms

Anytime Fitness27 m
Ajala Spa169 m
Fitness First419 m
WIT441 m

Nearby pharmacies

Superdrug318 m
the pharmacy651 m
Boots654 m
Chauhan S Chemist1.1 km

Nearby health

Geno Health Clinic374 m
CREATE Fertility415 m
Moorfields @ Barts467 m
St Bartholomew's Hospital483 m
Food hygiene (5-star)76% of 486

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

51

Investment score

Moderate

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

Low gross yield (3.0%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£2,159London avg: £1,950/mo
Gross yield
3.0% (low)London avg: 3.8%Below average yield — bottom 64%
Gentrification score65/100
Right-to-buy sales (5yr)Owner-occupier growth signal18
Sales last 12 months1

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

8/100

Velocity score

Future outlook

72.5

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score49/100
Bakerloo Extension route1,968m
Crossrail 2 route2,085m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,325 nationally

1,619

Est. population

889/km²

76%

Employed

77%

Degree educated

£47,200

Median income

1.0%

Claimant rate

Inner cityLow densityYoung professionals

17

Community stability

Age profile

56%
21%
14%
Under 186%
18–3456%
35–4921%
50–6414%
65+4%

Tenure

13%
74%
Own outright13%
Own (mortgage)11%
Private rent74%
Social rent1%
Shared ownership0%

Ethnicity

35%
33%
20%
White British35%
White Other33%
Asian20%
Black1%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional66%
Routine / semi-routine5%
No car household83%
Unemployed3%
No qualifications6%

Housing tenure (Census 2021)

Private rent74%
Social rent1%

vs. London

Income vs London+12.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
228
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
6
Local approval rate
67%
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)
341
Largest scheme
341 homes · Sampson House, 64, Hopton Street, SE1 9JH
Pipeline pressure
NONE

Named schemes (500m)

4-12, 4-12, HOSIER LANE, EC1122 homes
completed
53-57, 53-57, CARTER LANE, ADDLE HILL (1-8), WARDROBE PLACE, EC4V 5AH63 homes
completed
4-5, 4-5, BURGON STREET, FRIAR STREET (5), EC4Y 5DR30 homes
completed
1-3, 1-3, LUDGATE SQUARE, EC4M 7AS22 homes
completed
68-74, 68-74, CARTER LANE, EC4V16 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 EC4V 5EG

Full postcodeEC4V 5EG
Postcode districtEC4V
Local authorityCity and County of the City of London
WardFarringdon Within
Latitude51.513439
Longitude-0.102414
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