Primrose Hill · Camden · Holborn and St Pancras constituency · 51.53967, -0.15478

NW1 8TP— Primrose Hill, Camden

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

The family fortress

 

Schools 100%Safety 76/100Transport 36/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
66
Safety
76
Schools
90
Transport
36
Environment
80
Investment
39

The bottom line

NW1 8TP 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 20 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW1 8TP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.4% vs London avg
vs London crime+51.0% vs London avg

Deep-dive guides for NW1 8TP

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

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“The family fortress”

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How NW1 8TP 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 · 7 min walk

P8: -0.16A8: 44.2

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

98.2 incidents per 1,000 residents

Higher crime than 74% of London
→ Stable

-39% vs borough

Crime by type

Other35%
Anti-social behaviour18%
Vehicle crime16%
Violence & sexual offences13%
Theft10%
Burglary5%
Drug offences2%
Robbery1%

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 +51% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£8,178/m²
Price per ft²£760/ft²
Avg floor area112.3 m²

EPC breakdown

B
1%
C
15%
D
17%
E
6%

Based on 39 properties · Confidence: high

Street mix

Semi 3%Terraced 19%Flat 75%Other 3%

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£280,750
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)
GlazingPartial double glazing
Council tax band Band EAnnual charge £1,982
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+7.9%

Total change

+814%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.0%

per year

Acceleration

-57.96

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £600k–£700k · 61 sales

Property Type Mix

Total: 61 sales

Semi-detached3.3%
Terraced19.7%
Flat/maisonette77%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£128k£306k+139.1%2.7
Post-dot-com plateau2002–2004£379k£1.42m+273.4%3
Pre-crash peak2005–2007£240k£475k+97.9%3.3
GFC & correction2008–2012£780k£1.70m+117.9%2
Help-to-Buy recovery2013–2016£670k£1.06m+58.5%4
Brexit uncertainty2018–2018£4.15m£4.15m+0%1
Pandemic surge2021–2021£2.86m£2.86m+0%4
Rate-rise correction2022–2023£895k£1.31m+46.9%1
Current market2024–2024£1.17m£1.17m+0%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.5% alpha

Weakest performer

Terraced

-0.8% alpha

Flat/maisonette+2.5% α
Local
8.9%
District
6.4%
Terraced-0.8% α
Local
5.3%
District
6.1%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Chalk Farm Underground StationNorthern
6 min walk
Camden Town Underground StationNorthern
10 min walk
Kentish Town West Rail StationMildmay
12 min walk
Kentish Town WestNational Rail
12 min walk
Camden Road Rail StationMildmay
14 min walk
No bus stops within 400m

46

Walkability score

96

Footpaths (500m)

7

Santander docks (800m)

0.3 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 park89m
Santander docks (800m)7
Nearest cycle dock0.3 km

Nearby car parks

🅿️
London Zoo Parking· yes
494m

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed490 Mbps
Median download446 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: 1.9 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 52%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.4 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

4 min walk

84%

Recommend GP

84%

Overall GP experience

3

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 1.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

165

Parks (1km)

33

Restaurants (800m)

17

Cafes (800m)

6

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

6

Sports (1km)

4

Convenience

Nearest supermarketoseyo · 892 m
1 swimming pools

Nightlife (500m)

0

Nightclubs

6

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

285m

Post office

Nearby shops

Princess News187 m
Shepherd Foods237 m
Nicolas244 m
The Little Bread Pedlar283 m

Nearby cafes

L' Absinthe69 m
Sweet Things216 m
Joe & The Juice220 m
Le Tea Cosy233 m

Nearby restaurants

La Collina181 m
Odette's208 m
Ripe Kitchen214 m
Pesantissimo232 m

Nearby pubs

The Princess of Wales96 m
The Albert178 m
The Lansdowne218 m
The Queens227 m

Nearby gyms

Aboxr303 m
The Fitness Mosaic527 m
Anytime Fitness534 m
Triyoga537 m

Nearby pharmacies

Camden Pharmacy809 m
sandy Pharmacy1.1 km

Nearby health

Primrose Dental Practice238 m
Garry Trainer Clinic252 m
London Dental Specialists311 m
Adelaide Dental Lounge477 m
Food hygiene (5-star)44% of 94

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

35 FITZROY ROAD MANAGEMENT LIMITED
45 FITZROY LIMITED
47 FITZROY ROAD FREEHOLD LIMITED
7L7 LTD
PLAYGROUND TECHNOLOGIES LIMITED

+1 more

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

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 score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

55.1

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score21/100
Bakerloo Extension route6,178m
Crossrail 2 route1,985m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,443 nationally

1,120

Est. population

9,466/km²

52%

Employed

64%

Degree educated

£41,400

Median income

3.5%

Claimant rate

SuburbanHigh densityMixed

38

Community stability

Age profile

15%
20%
15%
21%
30%
Under 1815%
18–3420%
35–4915%
50–6421%
65+30%

Tenure

15%
23%
52%
Own outright15%
Own (mortgage)10%
Private rent23%
Social rent52%
Shared ownership1%
Rent free0%

Ethnicity

49%
26%
White British49%
White Other26%
Asian8%
Black5%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine12%
No car household68%
Unemployed3%
No qualifications13%

Housing tenure (Census 2021)

Social rent52%
Private rent23%

vs. London

Income vs London-1.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
72
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
19
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)
20

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1
Largest scheme
202 homes · Camden Goods Yard, CAMDEN GOODS YARD, Chalk Farm Road, London, NW1 8EH
Pipeline pressure
NONE

Named schemes (500m)

202-212, 202-212, REGENTS PARK ROAD, NW153 homes
completed
44-44A, 44-44A, Gloucester Avenue, London, NW1 8JD40 homes
completed
2, 2, Dumpton Place, Rear of 68-88 Gloucester Avenue, NW1 8JD6 homes
completed
1, 1, Dumpton Place, and rear of 90-108 Gloucester Avenue, NW1 8JB6 homes
completed
42-42A, 42, Gloucester Avenue, London, NW1 8JD6 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 8TP

Full postcodeNW1 8TP
Postcode districtNW1
BoroughLondon Borough of Camden
WardPrimrose Hill
Latitude51.539669
Longitude-0.154780
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