King's Cross · Camden · Holborn and St Pancras constituency · 51.53017, -0.12541

NW1 2AR— King's Cross, Camden

Location and area intelligence for NW1 2AR, King's Cross, Camden

The urban professional's pick

 

Schools 100%Safety 47/100Transport 62/100Low yield 2.12%

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
65
Safety
47
Schools
90
Transport
62
Environment
65
Investment
42

The bottom line

NW1 2AR offers exceptional schools (100% Good/Outstanding) and fast broadband at £1,188,888 median — a strong choice for Most buyers.

Less suited to Families.

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Location

NW1 2AR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London avg price+128.6% vs London avg
vs London income-15.5% vs London avg
vs London crime+257.0% vs London avg

Deep-dive guides for NW1 2AR

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

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How NW1 2AR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Argyle Primary School

Good · Inspected Oct 2022 · 2 min walk

KS2: 107.7

—

Secondary

Maria Fidelis Catholic School FCJ

Not yet inspected · 6 min walk

P8: -0.49A8: 42.9

100% of local schools rated Good or Outstanding · based on 29 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Thomas Coram Centre

Not inspected · 8 min walk

6 primaries · 3 secondaries · 2 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

231.9 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 256.1%

+44% 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 offences16%
Theft14%
Anti-social behaviour13%
Vehicle crime6%
Burglary5%
Drug offences4%
Robbery3%

Stop & search

15.9

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

7

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

8

Incidents (5yr)

Nearest station: Euston Fire Station · 455m

Crime is +257% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£1,188,888

Median sale price

Top 10% — 129% above London median

£1,188,888 is 129% above the London median (£520,000)

+102.6%

This year

Flat

Dominant type

Price history

5-year change
-8.5%
Sales (24 months)7
New build0.0%
Avg flat£1,188,888
Price per m²£12,462/m²
Price per ft²£1,158/ft²
Avg floor area95.7 m²

EPC breakdown

B
1%
C
2%
D
24%
E
20%
F
6%
G
4%

Based on 57 properties · Confidence: high

Street mix

Flat 96%Other 4%

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

Stamp duty

Standard buyer£60,139
First-time buyerFTB
£60,139
Additional propertyBTL/2nd
£95,805

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

33.5×

Price-to-income

£5,947/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£239,250
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,622
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2009–2025 · CAGR

+2.6%

Total change

+51%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.3%

per year

Acceleration

-83.37

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £700k+ · 92 sales

Property Type Mix

Total: 92 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2009–2012£690k£1.18m+71.4%14.2
Help-to-Buy recovery2013–2016£1.19m£1.23m+3.6%3.2
Brexit uncertainty2017–2019£1.32m£1.14m-13.8%2
Pandemic surge2021–2021£1.30m£1.30m+0%4
Rate-rise correction2022–2023£875k£695k-20.6%2.5
Current market2024–2025£1.19m£1.04m-12.3%3.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
2.6%
District
2.6%

CAGR over 16yr 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
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
King's Cross St. Pancras Underground StationCircle line
1.3 min walk
London St Pancras Megabusplus

Nearby stations

London St Pancras MegabusplusNational Rail
1 min walk
King's Cross St. Pancras Underground StationVictoria · Piccadilly
2 min walk
Euston Underground StationVictoria · Northern
7 min walk
London Euston Rail StationAvanti West Coast · West Midlands Trains
8 min walk
Russell Square Underground StationPiccadilly
10 min walk
29 bus routes · 9 stops within 400m · 77 buses/hr peak

91

Walkability score

653

Footpaths (500m)

36

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge33 min ↓
Victoria ★28 min
Waterloo34 min ↓
Canary Wharf37 min ↓
City30 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

18

Car parks (800m)

9

EV chargers (800m)

Total spaces (800m)104
Nearest car park175m
Santander docks (800m)36
Nearest cycle dock0.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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
NoiseNONE
road
SEVERE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 0.1 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 19%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 5.2 km

Energy

Solar: 852 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

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 suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

KINGS CROSS SURGERY

77-83 CHALTON STREET, NW1 1HY

5 min walk

55%

Recommend GP

55%

Overall GP experience

12

GPs within 1km

14

Dentists within 1km

Nearest hospitalThe Doctors Laboratory · 300 m
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 968 m
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

203

Parks (1km)

154

Restaurants (800m)

94

Cafes (800m)

17

Pubs (400m)

2

Pharmacies (800m)

8

Gyms (1km)

17

Sports (1km)

13

Convenience

Nearest supermarketM&S Food · 291 m
6 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

1

Nightclubs

18

Late-night venues

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

3

Libraries (1km)

3

Cinemas (2km)

370m

Post office

Nearby shops

WHSmith7 m
Fortnum & Mason20 m
M&S Simply Food60 m
Ethio Stores175 m

Nearby cafes

Benugo St Pancras Espresso Bar42 m
Blank Street Coffee45 m
The Hansom51 m
Paul57 m

Nearby restaurants

Mi+Me17 m
Carluccio's19 m
Booking Office 186923 m
Greggs60 m

Nearby pubs

Betjeman Arms46 m
St Pancras Champagne Bar by Searcy's93 m
Gothic Bar95 m
Double Standard99 m

Nearby gyms

Rebel Studio309 m
Pancras Square Leisure Centre416 m
Barry's522 m
Anytime Fitness557 m

Nearby pharmacies

Boots295 m
Baban Pharmacy297 m
Evergreen Pharmacy527 m
Well Pharmacy547 m

Nearby health

Chalton Street Dentists296 m
The Doctors Laboratory300 m
The Dental Centre320 m
Raval Dental Surgery326 m
Food hygiene (5-star)60% of 466

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

FLOWAUDIO LTD
GIRAUD ADVISORY LIMITED
SAMLANE LIMITED
SPIRE RIDGE LIMITED
ST PANCRAS CHAMBERS RESIDENTS ASSOCIATION LIMITED

Investment

Investment grade, yield and market outlook

42

Investment score

Moderate

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

Low gross yield (2.1%) 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
2.1% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score57/100
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

63.4

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score43/100
Bakerloo Extension route4,204m
Crossrail 2 route99m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,647 nationally

1,505

Est. population

11,634/km²

46%

Employed

41%

Degree educated

£35,500

Median income

7.6%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

31

Community stability

Age profile

25%
35%
20%
14%
Under 1825%
18–3435%
35–4920%
50–6414%
65+6%

Tenure

31%
56%
Own outright6%
Own (mortgage)6%
Private rent31%
Social rent56%
Shared ownership1%
Rent free0%

Ethnicity

19%
16%
38%
14%
White British19%
White Other16%
Asian38%
Black14%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine18%
No car household77%
Unemployed8%
No qualifications18%

Housing tenure (Census 2021)

Social rent56%
Private rent31%

vs. London

Income vs London-15.5%
Price vs London+128.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
136
Live planning apps (800m)
30
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
13
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
16
Local approval rate
93%
Borough approval rate
87%
Opportunity area
King's Cross
Central activities zone
Yes
CIL rate (residential)
£250/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Established

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
80
Largest scheme
145 homes · Kings Cross Central Gasholder Buildings, 1, Kings Cross Central Gasholder Buildings, 1, Lewis Cubitt Square, N1C 4BX
Pipeline pressure
NONE

Named schemes (500m)

BRAVINGTON'S & ALBION YARD RAILWAY BLOCK, BRAVINGTON'S & ALBION YARD RAILWAY BLOCK, PENTONVILLE ROAD, CALEDONIAN ROAD, BALFE STREET, YORK WAY, N1136 homes
completed
St Pancras Chambers (Midland Grand Hotel), St Pancras Chambers (Midland Grand Hotel), Euston Road, NW1 2QR68 homes
completed
Levita House, Levita House, Chalton Street, London44 homes
completed
Levita House, LEVITA HOUSE (38-60), Ossulston Street, London, NW1 1HP25 homes
completed
21, Chalton Street, London, NW1 1JD20 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£1,188,888)

£60,139

Standard buyer

£60,139

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for NW1 2AR

Full postcodeNW1 2AR
Postcode districtNW1
BoroughLondon Borough of Camden
WardKing's Cross
Latitude51.530166
Longitude-0.125406
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