Primrose Hill · Camden · Holborn and St Pancras constituency · 51.54131, -0.15269

NW1 8EQ— Primrose Hill, Camden

Location and area intelligence for NW1 8EQ, Primrose Hill, Camden

High-connectivity investment target

 

Top 10% LondonSchools 100%Safety 71/100Transport 52/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
73
Safety
71
Schools
90
Transport
52
Environment
63
Investment
47

The bottom line

NW1 8EQ offers exceptional schools (100% Good/Outstanding) and low crime — 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 8EQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.4% vs London avg
vs London crime+90.0% vs London avg

Deep-dive guides for NW1 8EQ

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How NW1 8EQ 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 · 3 min walk

KS2: 106.6

—

Secondary

Haverstock School

Not yet inspected · 5 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 · 26 min walk

5 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

123.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

-23% vs borough

Crime by type

Other32%
Anti-social behaviour28%
Violence & sexual offences12%
Vehicle crime10%
Burglary8%
Theft6%
Robbery3%
Drug offences0%

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 · 1.5km

Crime is +90% above London average

Property

12 Jun

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

NW1 district median

£694,250

Based on 112 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£17,053/m²
Price per ft²£1,584/ft²
Avg floor area146.6 m²

EPC breakdown

B
7%
C
3%
D
1%

Based on 11 properties · Confidence: medium

Street mix

Terraced 17%Flat 67%Other 17%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£366,500
Rebuild cost per m²£2,500/m²

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

Construction era2012
WallsAverage thermal transmittance 0.28 W/m²K
RoofAverage thermal transmittance 0.20 W/m²K
Heating fuelElectricity: electricity, unspecified tariff
GlazingHigh performance glazing
Council tax band Band EAnnual charge £1,982
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2014–2023 · CAGR

+-10.8%

Total change

-64%

Market Activity

Price Velocity & Acceleration

Current Velocity

+72.6%

per year

Acceleration

+151.98

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £700k+ · 5 sales

Property Type Mix

Total: 5 sales

Terraced20%
Flat/maisonette80%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2014–2016£2.30m£475k-79.3%1
Rate-rise correction2023–2023£820k£820k+0%3

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 Velocity0
Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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
9 min walk
Kentish Town WestNational Rail
9 min walk
Camden Town Underground StationNorthern
9 min walk
Camden Road Rail StationMildmay
12 min walk
No bus stops within 400m

54

Walkability score

130

Footpaths (500m)

9

Santander docks (800m)

0.3 km

Nearest cycle dock

Central London commute times

London Bridge37 min ↑
Victoria ★30 min
Waterloo32 min ↓
Canary Wharf42 min ↓
City34 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

15

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)3
Nearest car park146m
Santander docks (800m)9
Nearest cycle dock0.3 km

Nearby car parks

🅿️
London Zoo Parking· yes
556m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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 waterLOW
Low
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: 2.0 km away✗ Not Green Belt✗ Not AONB44% green spaceTree canopy: 13%
More green space than 93% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.2 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

PRIMROSE HILL SURGERY

99 REGENTS PARK ROAD, NW1 8UR

3 min walk

84%

Recommend GP

84%

Overall GP experience

5

GPs within 1km

9

Dentists within 1km

1

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 1.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

171

Parks (1km)

57

Restaurants (800m)

27

Cafes (800m)

7

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

6

Sports (1km)

2

Convenience

Nearest supermarketoseyo · 795 m
1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

7

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

299m

Post office

Nearby shops

Princess News228 m
The Little Bread Pedlar300 m
The Flour Station324 m
S. Aspris and Son LTD333 m

Nearby cafes

Primrose Bakery159 m
L' Absinthe164 m
Melrose and Morgan186 m
The Little One248 m

Nearby restaurants

Michael Nadra222 m
Made in Camden249 m
La Collina262 m
Trap Kitchen267 m

Nearby pubs

The Lansdowne47 m
The Princess of Wales137 m
The Engineer197 m
The Pembroke Castle205 m

Nearby gyms

Aboxr198 m
The Fitness Mosaic305 m
Anytime Fitness327 m
Triyoga430 m

Nearby pharmacies

Camden Pharmacy602 m
Boots773 m
sandy Pharmacy905 m

Nearby health

Garry Trainer Clinic170 m
London Dental Specialists257 m
Adelaide Dental Lounge287 m
Primrose Dental Practice345 m
Food hygiene (5-star)37% of 258

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

ARYANA COMMERCIALS LTD
HEDSLEY LIMITED

Investment

Investment grade, yield and market outlook

47

Investment score

Moderate

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 score35/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

66.2

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation area

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route6,237m
Crossrail 2 route2,006m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,327 nationally

1,462

Est. population

15,592/km²

66%

Employed

72%

Degree educated

£41,400

Median income

1.4%

Claimant rate

Inner cityVery high densityYoung professionals

35

Community stability

Age profile

19%
24%
21%
19%
16%
Under 1819%
18–3425%
35–4921%
50–6419%
65+16%

Tenure

25%
18%
43%
13%
Own outright25%
Own (mortgage)18%
Private rent43%
Social rent13%
Shared ownership0%

Ethnicity

52%
30%
White British52%
White Other30%
Asian6%
Black1%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional62%
Routine / semi-routine6%
No car household49%
Unemployed3%
No qualifications5%

Housing tenure (Census 2021)

Private rent43%
Social rent13%

vs. London

Income vs London-1.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
84
Live planning apps (800m)
16
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
21
Local approval rate
62%
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
202-212, 202-212, REGENTS PARK ROAD, NW153 homes
completed
44-44A, 44-44A, Gloucester Avenue, London, NW1 8JD40 homes
completed
Vacant site adjacent to 11, Vacant site adjacent to 11, Crogsland Road, NW1 8HF38 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 8EQ

Full postcodeNW1 8EQ
Postcode districtNW1
BoroughLondon Borough of Camden
WardPrimrose Hill
Latitude51.541309
Longitude-0.152694
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