King's Cross · Camden · Holborn and St Pancras constituency · 51.53781, -0.13066

N1C 4PF— King's Cross, Camden

Location and area intelligence for N1C 4PF, King's Cross, Camden

The practical family move

 

Schools 100%Safety 66/100Transport 51/100~2% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
66
Schools
60
Transport
51
Environment
65
Investment
36

The bottom line

N1C 4PF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N1C 4PF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighMixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-2.1% vs London avg
vs London crime+81.0% vs London avg

Deep-dive guides for N1C 4PF

🛡️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 Safe🍕 Buzzing

“The practical family move”

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How N1C 4PF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Abacus Belsize Primary School

Not yet inspected · Inspected Jun 2025 · 1 min walk

KS2: 110.9

—

Secondary

Regent High School

Not yet inspected · 6 min walk

P8: -0.22A8: 45.0

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

Top 10% — exceptional provision

Childcare

Childcare

Kate Greenaway Nursery School and Children's Centre

Not inspected · 9 min walk

7 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

117.7 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 253.1%

-27% vs borough

Crime by type

Other30%
Violence & sexual offences18%
Anti-social behaviour16%
Theft12%
Burglary8%
Drug offences6%
Vehicle crime5%
Robbery4%

Stop & search

8.2

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

3

Incidents (1yr)

22

Incidents (5yr)

Nearest station: Euston Fire Station · 1.1km

Crime is +81% above London average

Property

12 Jun

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.

N1C district median

£1,321,250

Based on 23 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£7,985/m²
Price per ft²£742/ft²
Avg floor area81.6 m²

EPC breakdown

B
234%
C
6%

Based on 240 properties · Confidence: high

Street mix

Flat 91%Other 9%

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
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£204,000
Rebuild cost per m²£2,500/m²

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

Construction era2018
WallsAverage thermal transmittance 0.18 W/m²K
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,622
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2018–2024 · CAGR

+-17.5%

Total change

-69%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.1%

per year

Acceleration

+49.56

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £600k–£700k · 116 sales

Property Type Mix

Total: 116 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2018–2019£896k£978k+9.1%57
Rate-rise correction2022–2022£336k£336k+0%1
Current market2024–2024£282k£282k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+13.1% alpha

Flat/maisonette+13.1% α
Local
9.1%
District
-4%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing24

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Mornington CrescentNorthern line
7.9 min walk
London St Pancras International→ St Pancras International
0 min

Nearby stations

London St Pancras InternationalNational Rail
8 min walk
Mornington Crescent Underground StationNorthern
8 min walk
Camden Road Rail StationMildmay
9 min walk
Camden Town Underground StationNorthern
11 min walk
King's Cross St. Pancras Underground StationVictoria · Piccadilly
12 min walk
No bus stops within 400m

54

Walkability score

212

Footpaths (500m)

20

Santander docks (800m)

0.0 km

Nearest cycle dock

Central London commute times

London Bridge39 min ↑
Victoria33 min ↓
Waterloo ★32 min
Canary Wharf48 min ↑
City35 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

11

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)56
Nearest car park242m
Santander docks (800m)20
Nearest cycle dock0.0 km

Nearby car parks

🅿️
Curnock Estate Car Park· yes
569m

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed487 Mbps
Median download445 Mbps
Superfast coverage100%
All operators 5G98%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

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: 19.0 µg/m³ · PM2.5: 7.0 µg/m³
Better than 91% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.0 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 4.3 km

Energy

Solar: 852 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

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 yield851.6 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

HARMONI LTD OOH

ST PANCRAS HOSPITAL, 4 ST PANCRAS WAY, NW1 0PE

2 min walk

11

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt. Pancras Hospital · 178 m
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 1.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

236

Parks (1km)

32

Restaurants (800m)

20

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

10

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Lightroom (323 m)

Nearest supermarketM&S Food · 637 m
5 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

3

Libraries (1km)

4

Cinemas (2km)

367m

Post office

Nearby shops

Co-op Food18 m
Londis367 m
Vanathy Food & Wine498 m
Nisa597 m

Nearby cafes

Wildlife Trust Camley Cafe313 m
Vermuteria323 m
Tobia Cafe340 m
Morty & Bob's358 m

Nearby restaurants

Porte Noire270 m
Barrafina323 m
Parrillan329 m
The Drop329 m

Nearby pubs

Lightroom323 m
Babel Beerhouse333 m
Electric Shuffle353 m
The Golden Lion390 m

Nearby gyms

Ten237 m
Kings Cross Fitness511 m
Pancras Square Leisure Centre529 m
Frame574 m

Nearby pharmacies

Boots631 m
Biotech Pharmacy673 m
Evergreen Pharmacy937 m
Baban Pharmacy960 m

Nearby health

Mary Rankin Dialysis Unit81 m
St. Pancras Hospital178 m
Counselling London Psychotherapy387 m
NW1 Dental Care672 m
Food hygiene (5-star)59% of 133

Business

Local businesses registered here

Active businesses
20
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
17
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

ACCURACAST LIMITED
ALARA TRUSTEE LIMITED
ALARA WHOLEFOODS LIMITED
AQIL LTD
BALRE TECHNOLOGIES LTD

+15 more

Investment

Investment grade, yield and market outlook

36

Investment score

Weak

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

Low gross yield (1.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£2,102London avg: £1,950/mo
Gross yield
1.9% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

57.1

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score21/100
Bakerloo Extension route5,129m
Crossrail 2 route1,012m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,474 nationally

2,940

Est. population

11,952/km²

43%

Employed

45%

Degree educated

£41,100

Median income

3.7%

Claimant rate

Inner cityHigh densityMixed

31

Community stability

Age profile

29%
38%
17%
Under 1829%
18–3438%
35–4917%
50–6411%
65+4%

Tenure

31%
49%
Own outright7%
Own (mortgage)9%
Private rent31%
Social rent49%
Shared ownership5%

Ethnicity

25%
23%
26%
White British25%
White Other23%
Asian26%
Black13%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine12%
No car household72%
Unemployed6%
No qualifications11%

Housing tenure (Census 2021)

Social rent49%
Private rent31%

vs. London

Income vs London-2.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
50
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
13
Local approval rate
80%
Borough approval rate
87%
Opportunity area
No
CIL rate (residential)
£250/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
561
Largest scheme
273 homes · CIP Maiden Lane Estate, 1, CIP Maiden Lane Estate, 1, Maiden Lane, NW1 9YL
Pipeline pressure
NONE

Named schemes (500m)

Plimsoll Building, Development Zone P1, Plimsoll Building, Development Zone P1, York Way, N1C255 homes
completed
102, 102, Camley Street, NW1 0PF154 homes
completed
Kings Cross Central Gasholder Buildings, 1, Kings Cross Central Gasholder Buildings, 1, Lewis Cubitt Square, N1C 4BX145 homes
completed
SA1 (Allocated Site), Building T1, Kings Cross Central, SA1 (Allocated Site), Building T1, Kings Cross Central, York Way, 1 Canal Reach, N1C 4WH129 homes
completed
101, 101, Camley Street, NW1 0PF121 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
15.1%
Ward turnout
32%
Election year
2026
MP
Sir Keir Starmer (Labour)
MP majority
11,572
Constituency
Holborn and St Pancras

Councillors

Lotus Melisande BautistaLabour
Jonathan Andrew SimpsonLabour
Liam Jamal Dominic Martin-LaneLabour

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Key facts for N1C 4PF

Full postcodeN1C 4PF
Postcode districtN1C
BoroughLondon Borough of Camden
WardKing's Cross
Latitude51.537812
Longitude-0.130658
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