Haverstock · Camden · Holborn and St Pancras constituency · 51.54580, -0.14863

NW1 8DF— Haverstock, Camden

Location and area intelligence for NW1 8DF, Haverstock, Camden

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 72/100Transport 60/100Yield 3.63%⚠ Knotweed sites nearby

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
69
Safety
72
Schools
100
Transport
60
Environment
53
Investment
65

The bottom line

NW1 8DF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

NW1 8DF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-7.9% vs London avg
vs London crime+86.0% vs London avg

Deep-dive guides for NW1 8DF

🛡️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 8DF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Rhyl Community Primary School

Outstanding · Inspected Feb 2024 · 3 min walk

KS2: 105.7

—

Secondary

Haverstock School

Not yet inspected · 4 min walk

P8: -0.16A8: 44.2

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 33 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

121.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

-25% vs borough

Crime by type

Other30%
Violence & sexual offences20%
Anti-social behaviour17%
Theft12%
Drug offences6%
Vehicle crime6%
Robbery5%
Burglary4%

Road safety

96

Road safety score

4

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 918m

Crime is +86% above London average

Property

Prices, sales volume and market trends

Avg floor area70 m²

EPC breakdown

C
14%
D
12%
E
1%

Based on 27 properties · Confidence: medium

Street mix

Terraced 5%Flat 95%

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£175,000
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, partial insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,442
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2021 · CAGR

+8.6%

Total change

+681%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.7%

per year

Acceleration

+10.27

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 20 sales

Property Type Mix

Total: 20 sales

Terraced5%
Flat/maisonette95%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£57k£115k+101.8%1
Post-dot-com plateau2001–2004£233k£250k+7.3%1.7
Pre-crash peak2006–2007£239k£248k+3.8%1.5
GFC & correction2009–2011£330k£300k-9.1%1.3
Help-to-Buy recovery2013–2016£401k£500k+24.6%1
Brexit uncertainty2018–2019£450k£425k-5.6%1
Pandemic surge2021–2021£445k£445k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.6% alpha

Flat/maisonette+2.6% α
Local
10.4%
District
7.8%

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 5

Very Good

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

Nearby stations

Kentish Town West Rail StationMildmay
2 min walk
Kentish Town WestNational Rail
2 min walk
Chalk Farm Underground StationNorthern
5 min walk
Kentish Town Underground StationNorthern
9 min walk
Camden Road Rail StationMildmay
10 min walk
No bus stops within 400m

57

Walkability score

244

Footpaths (500m)

8

Santander docks (800m)

0.3 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria ★37 min
Waterloo39 min ↑
Canary Wharf47 min ↑
City41 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

21

Car parks (800m)

2

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)3
Nearest car park146m
Santander docks (800m)8
Nearest cycle dock0.3 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: 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: 2.4 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 2.9 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 yield851.6 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

PRINCE OF WALES GROUP SURGERY

52 PRINCE OF WALES ROAD, NW5 3LN

2 min walk

71%

Recommend GP

71%

Overall GP experience

10

GPs within 1km

13

Dentists within 1km

2

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 1.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

211

Parks (1km)

80

Restaurants (800m)

36

Cafes (800m)

12

Pubs (400m)

2

Pharmacies (800m)

9

Gyms (1km)

12

Sports (1km)

6

Convenience

Nearest supermarketoseyo · 914 m
1 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

12

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

498m

Post office

Nearby shops

Malden Food and Wine157 m
Marmara199 m
S. Aspris and Son LTD249 m
JSD Local333 m

Nearby cafes

The Fields Beneath160 m
Spring Taste174 m
Truly Scrumptious302 m
Louis Coca302 m

Nearby restaurants

Chalk Farm Grill146 m
Anise269 m
BUK280 m
Morley's Chicken298 m

Nearby pubs

Camden Beer Hall167 m
The Fiddler's Elbow172 m
Tapping the Admiral180 m
Spiritual Bar290 m

Nearby gyms

Talacre Community Sports Centre205 m
The Fitness Mosaic289 m
Anytime Fitness316 m
Kentish Town Sports Centre346 m

Nearby pharmacies

Camden Pharmacy238 m
sandy Pharmacy498 m
Boots916 m
JP Pharmacy1.0 km

Nearby health

Prince Of Wales Medical Centre143 m
Adelaide Dental Lounge390 m
James Wigg Group Practice605 m
London Dental Specialists639 m
Food hygiene (5-star)37% of 411

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

DL1 PROPERTY DEVELOPMENT LIMITED
TME UK TRADING LTD

Investment

Investment grade, yield and market outlook

65

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 score36/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Future outlook

51.1

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route6,499m
Crossrail 2 route2,248m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,900 nationally

2,066

Est. population

20,754/km²

54%

Employed

47%

Degree educated

£38,700

Median income

7.8%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

35

Community stability

Age profile

19%
31%
20%
17%
Under 1819%
18–3431%
35–4920%
50–6417%
65+13%

Tenure

28%
50%
Own outright12%
Own (mortgage)10%
Private rent28%
Social rent50%
Shared ownership0%

Ethnicity

37%
20%
17%
White British37%
White Other20%
Asian17%
Black13%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine17%
No car household67%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Social rent50%
Private rent28%

vs. London

Income vs London-7.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
41
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
18
Local approval rate
67%
Borough approval rate
87%
Opportunity area
No
CIL rate (residential)
£250/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
21
Largest scheme
202 homes · Camden Goods Yard, CAMDEN GOODS YARD, Chalk Farm Road, London, NW1 8EH
Pipeline pressure
NONE

Named schemes (500m)

Former Princes Park At 52, Travellers Site, 52-52a, Prince Of Wales Road, to rear (part) Dalby Street,(part) Wilkin St Mews, London, NW5 3LR55 homes
completed
Site of Former Lyndhurst Hall, Lyndhurst Hall, Warden Road, London, NW5 4RE51 homes
completed
Vacant site adjacent to 11, Vacant site adjacent to 11, Crogsland Road, NW1 8HF38 homes
completed
74, Chalk Farm Road, London, NW1 8AN28 homes
completed
7, 7, Spring Place, London, NW5 3AS21 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
14.1%
Ward turnout
38%
Election year
2026
MP
Sir Keir Starmer (Labour)
MP majority
11,572
Constituency
Holborn and St Pancras

Councillors

Kemi AtolagbeLabour
Rebecca Claire FilerLabour
Nasrine Kahina DjemaiLabour

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Key facts for NW1 8DF

Full postcodeNW1 8DF
Postcode districtNW1
BoroughLondon Borough of Camden
WardHaverstock
Latitude51.545804
Longitude-0.148633
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