Primrose Hill · Camden · Holborn and St Pancras constituency · 51.53676, -0.14736

NW1 7AE— Primrose Hill, Camden

Location and area intelligence for NW1 7AE, Primrose Hill, Camden

High-connectivity investment target

 

Top 5% LondonSchools 100%Safety 69/100Transport 57/100Yield 3.63%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
78
Safety
69
Schools
90
Transport
57
Environment
80
Investment
67

The bottom line

NW1 7AE offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families.

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Location

NW1 7AE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.4% vs London avg
vs London crime+109.0% vs London avg

Deep-dive guides for NW1 7AE

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

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“High-connectivity investment target”

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How NW1 7AE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Primrose Hill School

Good · Inspected Dec 2023 · 5 min walk

KS2: 106.6

—

Secondary

Haverstock School

Not yet inspected · 12 min walk

P8: -0.16A8: 44.2

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 24 min walk

6 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

135.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

-16% vs borough

Crime by type

Other28%
Violence & sexual offences19%
Theft18%
Anti-social behaviour14%
Drug offences7%
Vehicle crime7%
Burglary6%
Robbery2%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 1.8km

Crime is +109% above London average

Property

Prices, sales volume and market trends

Avg floor area200.4 m²

EPC breakdown

B
3%
C
15%

Based on 18 properties · Confidence: medium

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
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£501,000
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
RoofFlat, insulated (assumed)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,343
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2007–2015 · CAGR

+1.6%

Total change

+13%

Market Activity

Price Velocity & Acceleration

Current Velocity

-36.0%

per year

Acceleration

-21.52

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £700k+ · 11 sales

Property Type Mix

Total: 11 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£1.52m£1.52m+0%2
GFC & correction2008–2012£1.43m£3.16m+121.5%1.5
Help-to-Buy recovery2014–2015£2.70m£1.73m-36%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.1% alpha

Flat/maisonette+1.1% α
Local
8.5%
District
7.4%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Camden Town Underground StationNorthern line
5 min walk
Kentish Town West

Nearby stations

Camden Town Underground StationNorthern
5 min walk
Mornington Crescent Underground StationNorthern
8 min walk
Camden Road Rail StationMildmay
10 min walk
Chalk Farm Underground StationNorthern
12 min walk
Kentish Town West Rail StationMildmay
14 min walk
No bus stops within 400m

63

Walkability score

129

Footpaths (500m)

13

Santander docks (800m)

0.0 km

Nearest cycle dock

Central London commute times

London Bridge39 min ↑
Victoria35 min ↓
Waterloo ★34 min
Canary Wharf44 min ↓
City39 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

12

Car parks (800m)

0

EV chargers (800m)

Nearest car park143m
Santander docks (800m)13
Nearest cycle dock0.0 km

Nearby car parks

🅿️
London Zoo Parking· yes
143m
🅿️
Curnock Estate Car Park· yes
599m

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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 31.0 µg/m³ · PM2.5: 22.0 µg/m³
Better than 73% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.8 km

Energy

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

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 yield851.5 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CGL CAMDEN DRUG AND ALCOHOL SERVICE

KINGS STUDIOS, 43-45 KINGS TERRACE, NW1 0JR

7 min walk

4

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

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

169

Parks (1km)

103

Restaurants (800m)

36

Cafes (800m)

6

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

8

Sports (1km)

1

Convenience

Nearest supermarketM&S Foodhall · 387 m
1 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

6

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

281m

Post office

Nearby shops

Ferreira Delicatessen244 m
Tesco Express388 m
Martin's Butchers390 m
Camden News433 m

Nearby cafes

The Coffee Jar151 m
Round Falafel156 m
Mooboo167 m
One shot coffee171 m

Nearby restaurants

Street Pizza91 m
Gharr109 m
PizzaExpress144 m
Sushi Waka160 m

Nearby pubs

Green Note114 m
The Dublin Castle143 m
The Edinboro Castle187 m
Spread Eagle196 m

Nearby gyms

Yoga Base321 m
Mornington Sports Centre324 m
Triyoga330 m
PureGym399 m

Nearby pharmacies

Boots389 m
JP Pharmacy393 m
Biotech Pharmacy797 m
Kings Pharmacy892 m

Nearby health

Garry Trainer Clinic458 m
NW1 Dental Care783 m
London Dental Specialists865 m
Adelaide Dental Lounge892 m
Food hygiene (5-star)39% of 448

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

GEMCOLOGY LIMITED
WINCHESTER ADVISORS LIMITED

Investment

Investment grade, yield and market outlook

67

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
3.6% (average)London avg: 3.8%Above average yield
Gentrification score44/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Future outlook

69.7

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score21/100
Bakerloo Extension route5,610m
Crossrail 2 route1,385m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,292 nationally

1,685

Est. population

9,732/km²

67%

Employed

72%

Degree educated

£41,400

Median income

2.2%

Claimant rate

Urban coreHigh densityYoung professionals

43

Community stability

Age profile

20%
26%
24%
17%
15%
Under 1820%
18–3426%
35–4924%
50–6417%
65+14%

Tenure

30%
24%
34%
Own outright30%
Own (mortgage)24%
Private rent34%
Social rent12%
Shared ownership0%

Ethnicity

46%
29%
White British46%
White Other29%
Asian10%
Black3%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional64%
Routine / semi-routine5%
No car household55%
Unemployed2%
No qualifications5%

Housing tenure (Census 2021)

Private rent34%
Social rent12%

vs. London

Income vs London-1.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
133
Live planning apps (800m)
22
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
25
Local approval rate
71%
Borough approval rate
87%
Opportunity area
No
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)
11
Largest scheme
202 homes · Camden Goods Yard, CAMDEN GOODS YARD, Chalk Farm Road, London, NW1 8EH
Pipeline pressure
NONE

Named schemes (500m)

Lock House, 35, Oval Road, London, NW1 7EA171 homes
completed
1-6, 1-6, Centric Close, NW1 7EP76 homes
completed
Gilbey House, 38, Jamestown Road, London, NW1 7BY76 homes
completed
30, 30, Oval Road, NW1 7DE70 homes
completed
Camden Community Transport, 211, Arlington Road, London, NW1 7HD48 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
12.0%
Ward turnout
39%
Election year
2026
MP
Sir Keir Starmer (Labour)
MP majority
11,572
Constituency
Holborn and St Pancras

Councillors

Dan CorbyLabour
Lauren KeilesLabour
Suleiman Mohamoud OsmanLabour

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Key facts for NW1 7AE

Full postcodeNW1 7AE
Postcode districtNW1
BoroughLondon Borough of Camden
WardPrimrose Hill
Latitude51.536755
Longitude-0.147356
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