Primrose Hill · Camden · Holborn and St Pancras constituency · 51.53818, -0.15036

NW1 7TX— Primrose Hill, Camden

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

High-connectivity investment target

 

Top 5% LondonSchools 100%Safety 69/100Transport 47/100Yield 3.63%⚠ Knotweed sites nearby

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
76
Safety
69
Schools
90
Transport
47
Environment
80
Investment
67

The bottom line

NW1 7TX offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catches: 46 min to london bridge — above average for this zone and 7 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

NW1 7TX

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 7TX

🛡️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 7TX 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 · 2 min walk

KS2: 106.6

—

Secondary

Haverstock School

Not yet inspected · 10 min walk

P8: -0.16A8: 44.2

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 24 min walk

6 primaries · 1 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 1.7km

Crime is +109% above London average

Property

Prices, sales volume and market trends

Avg floor area87.4 m²

EPC breakdown

C
8%
D
10%
E
4%
F
2%
G
1%

Based on 25 properties · Confidence: medium

Street mix

Semi 2%Terraced 10%Flat 88%

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£218,500
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 fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band FAnnual charge £2,343
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+9.1%

Total change

+1032%

Market Activity

Price Velocity & Acceleration

Current Velocity

+66.8%

per year

Acceleration

+132.87

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £50k–£75k · 48 sales

Property Type Mix

Total: 48 sales

Semi-detached2.1%
Terraced10.4%
Flat/maisonette87.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£102k£129k+26.4%1.8
Post-dot-com plateau2001–2003£439k£915k+108.5%2.3
Pre-crash peak2005–2007£239k£624k+160.6%2.7
GFC & correction2009–2011£1.35m£940k-30.4%2
Help-to-Buy recovery2014–2016£538k£2.83m+425.6%1.7
Brexit uncertainty2017–2019£1.89m£2.90m+53.4%2
Pandemic surge2020–2020£2.04m£2.04m+0%2
Rate-rise correction2022–2023£693k£1.16m+66.8%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.4% alpha

Flat/maisonette-0.4% α
Local
7.4%
District
7.8%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

34out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing3
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Below London average
Chalk Farm Underground StationNorthern line
8.3 min walk
Kentish Town West

Nearby stations

Camden Town Underground StationNorthern
7 min walk
Chalk Farm Underground StationNorthern
9 min walk
Mornington Crescent Underground StationNorthern
11 min walk
Camden Road Rail StationMildmay
11 min walk
Kentish Town West Rail StationMildmay
12 min walk
No bus stops within 400m

58

Walkability score

157

Footpaths (500m)

10

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge ★46 min
Victoria46 min ↑
Waterloo47 min ↑
Canary Wharf56 min ↑
City50 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)

1

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park172m
Santander docks (800m)10
Nearest cycle dock0.1 km

Nearby car parks

🅿️
London Zoo Parking· yes
172m
🅿️
Curnock Estate Car Park· yes
800m

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: 1.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 46%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.6 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

PRIMROSE HILL SURGERY

99 REGENTS PARK ROAD, NW1 8UR

8 min walk

84%

Recommend GP

84%

Overall GP experience

6

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt. Pancras Hospital · 1.3 km
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 1.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

169

Parks (1km)

81

Restaurants (800m)

33

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

7

Gyms (1km)

9

Sports (1km)

1

Convenience

Nearest supermarketM&S Foodhall · 578 m
1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

433m

Post office

Nearby shops

Princess News175 m
SesamMe447 m
Nora and Nama457 m
Cookies & Scream472 m

Nearby cafes

Melrose and Morgan226 m
Primrose Bakery235 m
The Beach Hut323 m
One shot coffee347 m

Nearby restaurants

Feng Shang124 m
La Collina169 m
Michael Nadra206 m
The Terrace331 m

Nearby pubs

The Albert172 m
The Engineer206 m
Green Note321 m
The Dublin Castle333 m

Nearby gyms

Triyoga287 m
Yoga Base448 m
Mornington Sports Centre504 m
PureGym523 m

Nearby pharmacies

Boots546 m
JP Pharmacy589 m
Camden Pharmacy952 m
Kings Pharmacy1.1 km

Nearby health

Garry Trainer Clinic222 m
Primrose Dental Practice586 m
London Dental Specialists608 m
Adelaide Dental Lounge665 m
Food hygiene (5-star)40% of 347

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

16 REGENTS PARK ROAD MANAGEMENT LIMITED
HAMISH MORROW 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 score40/100
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

60.6

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation area

Infrastructure pipeline

Infrastructure score21/100
Bakerloo Extension route5,860m
Crossrail 2 route1,645m

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)
127
Live planning apps (800m)
20
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
23
Local approval rate
64%
Borough approval rate
87%
Opportunity area
No
CIL rate (residential)
£250/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
7

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
6
Largest scheme
202 homes · Camden Goods Yard, CAMDEN GOODS YARD, Chalk Farm Road, London, NW1 8EH
Pipeline pressure
NONE

Named schemes (500m)

Camden Goods Yard, CAMDEN GOODS YARD, Chalk Farm Road, London, NW1 8EH202 homes
completed
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

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 7TX

Full postcodeNW1 7TX
Postcode districtNW1
BoroughLondon Borough of Camden
WardPrimrose Hill
Latitude51.538179
Longitude-0.150355
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