Haverstock · Camden · Holborn and St Pancras constituency · 51.54386, -0.14884

NW1 8ED— Haverstock, Camden

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

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 57/100Yield 3.63%⚠ Knotweed sites nearby

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
68
Safety
72
Schools
90
Transport
57
Environment
53
Investment
66

The bottom line

NW1 8ED 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 8ED

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 8ED

🛡️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 8ED has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Holy Trinity and Saint Silas CofE Primary School, NW1

Good · Inspected Oct 2021 · 3 min walk

KS2: 105.8

—

Secondary

Haverstock School

Not yet inspected · 4 min walk

P8: -0.16A8: 44.2

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 31 min walk

7 primaries · 1 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

100

Road safety score

0

Accidents (5yr)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 1.1km

Crime is +86% above London average

Property

Prices, sales volume and market trends

Avg floor area52.5 m²

EPC breakdown

C
25%
D
7%

Based on 32 properties · Confidence: high

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£131,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,442
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2022 · CAGR

+4.5%

Total change

+154%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.0%

per year

Acceleration

+16.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £175k–£200k · 11 sales

Property Type Mix

Total: 11 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2001£130k£130k+0%1
Pre-crash peak2005–2007£179k£247k+38%1
GFC & correction2012–2012£185k£185k+0%1
Help-to-Buy recovery2013–2015£288k£461k+60.4%1
Brexit uncertainty2019–2019£355k£355k+0%3
Rate-rise correction2022–2022£330k£330k+0%1

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
Chalk Farm Underground StationNorthern line
3.8 min walk
Kentish Town West

Nearby stations

Chalk Farm Underground StationNorthern
4 min walk
Kentish Town West Rail StationMildmay
4 min walk
Kentish Town WestNational Rail
4 min walk
Camden Town Underground StationNorthern
8 min walk
Camden Road Rail StationMildmay
9 min walk
8 bus routes · 10 stops within 400m · 82 buses/hr peak

62

Walkability score

309

Footpaths (500m)

10

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

19

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)3
Nearest car park326m
Santander docks (800m)10
Nearest cycle dock0.3 km

Nearby car parks

🅿️
London Zoo Parking· yes
792m

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: 2.2 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 3.1 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

5 min walk

71%

Recommend GP

71%

Overall GP experience

7

GPs within 1km

11

Dentists within 1km

3

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

195

Parks (1km)

90

Restaurants (800m)

39

Cafes (800m)

14

Pubs (400m)

2

Pharmacies (800m)

8

Gyms (1km)

13

Sports (1km)

6

Convenience

Nearest supermarketoseyo · 744 m
1 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

14

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

681m

Post office

Nearby shops

S. Aspris and Son LTD67 m
Nojo144 m
The Flour Station156 m
Malden Food and Wine293 m

Nearby cafes

Louis Coca90 m
Hawraman Cafe Bar115 m
Truly Scrumptious130 m
Basement Tea Rooms179 m

Nearby restaurants

Anise57 m
BUK64 m
Cottons94 m
I Am Doner97 m

Nearby pubs

Spiritual Bar74 m
Studio 4888 m
The Camden Assembly88 m
The imperial palace of Big Red104 m

Nearby gyms

The Fitness Mosaic189 m
Anytime Fitness252 m
Talacre Community Sports Centre413 m
Aboxr455 m

Nearby pharmacies

Camden Pharmacy374 m
sandy Pharmacy679 m
Boots741 m
Biotech Pharmacy768 m

Nearby health

Adelaide Dental Lounge310 m
Prince Of Wales Medical Centre324 m
Garry Trainer Clinic450 m
London Dental Specialists524 m
Food hygiene (5-star)35% of 466

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
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

CITY BUREAU LTD
MOJO INSIGHT AND INNOVATION LTD
OBERTINCA LIMITED
TRAVEKS LTD

Investment

Investment grade, yield and market outlook

66

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 score38/100
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

50.6

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route6,323m
Crossrail 2 route2,070m

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)
70
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
21
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)
3
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
Hawley Wharf, Hawley Wharf, Chalk Farm Road, Castelhaven Road, Hawley Road, Kentish Town Road, NW1 8NZ170 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
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 8ED

Full postcodeNW1 8ED
Postcode districtNW1
BoroughLondon Borough of Camden
WardHaverstock
Latitude51.543865
Longitude-0.148841
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