Camden Square · Camden · Holborn and St Pancras constituency · 51.54587, -0.12929

NW1 9BS— Camden Square, Camden

Location and area intelligence for NW1 9BS, Camden Square, Camden

The practical family move

 

Schools 100%Safety 77/100Transport 42/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
64
Safety
77
Schools
90
Transport
42
Environment
62
Investment
46

The bottom line

NW1 9BS offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

NW1 9BS

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-5.0% vs London avg
vs London crime+34.0% vs London avg

Deep-dive guides for NW1 9BS

🛡️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🔒 Very Safe

“The practical family move”

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How NW1 9BS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Brecknock Primary School

Good · Inspected Mar 2023 · 3 min walk

KS2: 108.2

★★

Secondary

The Camden School for Girls

Good · Inspected Jun 2022 · 5 min walk

P8: +0.62A8: 65.3

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kate Greenaway Nursery School and Children's Centre

Not inspected · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

86.8 incidents per 1,000 residents

Higher crime than 66% of London
→ Stable

-46% vs borough

Crime by type

Other26%
Anti-social behaviour23%
Violence & sexual offences23%
Vehicle crime8%
Theft7%
Drug offences6%
Burglary5%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 1.2km

Crime is +34% 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£8,737/m²
Price per ft²£812/ft²
Avg floor area73.7 m²

EPC breakdown

C
15%
D
20%
E
11%
F
1%

Based on 47 properties · Confidence: high

Street mix

Semi 13%Terraced 5%Flat 81%Other 2%

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 costLow
Rebuild cost estimate£184,250
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)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,622
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+8.4%

Total change

+1102%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.4%

per year

Acceleration

-3.56

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 63 sales

Property Type Mix

Total: 63 sales

Semi-detached12.7%
Terraced4.8%
Flat/maisonette82.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£52k£185k+255.8%3.3
Post-dot-com plateau2002–2004£243k£260k+7.2%2.7
Pre-crash peak2005–2007£309k£340k+10%4
GFC & correction2009–2012£1.62m£1.06m-34.3%2.2
Help-to-Buy recovery2013–2016£435k£478k+9.9%2
Brexit uncertainty2017–2019£1.51m£555k-63.2%1.5
Pandemic surge2020–2020£702k£702k+0%1
Current market2025–2026£675k£625k-7.4%1

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.5% alpha

Weakest performer

Semi-detached

-1.4% alpha

Flat/maisonette+0.5% α
Local
10.4%
District
9.9%
Semi-detached-1.4% α
Local
10.1%
District
11.5%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing14
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Caledonian Road Underground StationPiccadilly line
9.7 min walk
Camden Road

Nearby stations

Camden Road Rail StationMildmay
10 min walk
Camden RoadNational Rail
10 min walk
Caledonian Road Underground StationPiccadilly
10 min walk
Caledonian Road & Barnsbury Rail StationMildmay
12 min walk
Kentish Town Underground StationNorthern
12 min walk
No bus stops within 400m

59

Walkability score

240

Footpaths (500m)

7

Santander docks (800m)

0.3 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria ★37 min
Waterloo42 min ↑
Canary Wharf51 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

5

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)47
Nearest car park249m
Santander docks (800m)7
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: 25.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.8 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 3.7 km

Energy

Solar: 852 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

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 costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

HARMONI LTD OOH

ST PANCRAS HOSPITAL, 4 ST PANCRAS WAY, NW1 0PE

13 min walk

6

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt. Pancras Hospital · 1.1 km
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 2.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

243

Parks (1km)

14

Restaurants (800m)

9

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

5

Convenience

Nearest supermarketBrazilian Delights · 359 m
2 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

4

Cinemas (2km)

400m

Post office

Nearby shops

Roni Market300 m
Cramers Butchers302 m
Half Cut307 m
H&A Pattisserie Francaise309 m

Nearby cafes

Coffee Way Bistro310 m
Villa Cafe383 m
Sunshine Cafe386 m
Primrose Cafe389 m

Nearby restaurants

Golden Valley305 m
Pizza Direct308 m
Portobello Juice312 m
Aspendos Bar & Grill314 m

Nearby pubs

Lord Stanley142 m
Newmarket Ale House / Canecão369 m
Two Tribes Brewery536 m
The Rose & Crown556 m

Nearby gyms

Cantelowes Gardens Sports Pitch268 m
Islington Tennis Centre and Gym522 m
The Gym731 m
Kings Cross Fitness996 m

Nearby pharmacies

York Pharmacy319 m
Biotech Pharmacy816 m

Nearby health

James Wigg Group Practice738 m
Counselling London Psychotherapy743 m
NW1 Dental Care829 m
Mary Rankin Dialysis Unit977 m
Food hygiene (5-star)48% of 89

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

3 SOUTH VILLAS (CAMDEN NW1) MANAGEMENT COMPANY LIMITED
BEAR’S HOUSE LIMITED
DROMEUS LTD
EIGHTEEN SOUTH VILLAS MANAGEMENT LIMITED
HAZEL STUDIOS LONDON LTD

+4 more

Investment

Investment grade, yield and market outlook

46

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months1

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

8/100

Velocity score

Future outlook

46.9

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route5,924m
Crossrail 2 route1,860m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,769 nationally

1,946

Est. population

21,718/km²

61%

Employed

58%

Degree educated

£39,900

Median income

4.6%

Claimant rate

Inner cityVery high densityYoung professionals

33

Community stability

Age profile

17%
37%
21%
13%
Under 1817%
18–3437%
35–4921%
50–6413%
65+12%

Tenure

16%
16%
42%
25%
Own outright16%
Own (mortgage)16%
Private rent42%
Social rent25%
Shared ownership1%
Rent free0%

Ethnicity

44%
23%
White British44%
White Other23%
Asian11%
Black8%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine10%
No car household64%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Private rent42%
Social rent25%

vs. London

Income vs London-5.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
14
Live planning apps (800m)
39
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
16
Local approval rate
80%
Borough approval rate
87%
Opportunity area
No
CIL rate (residential)
£250/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
19
Largest scheme
359 homes · Tamworth, 37, North Road, Market Road & Caledonian Park, London
Pipeline pressure
NONE

Named schemes (500m)

Hungerford Primary School, 249, Hungerford Road, N7 9LF38 homes
completed
Ashton Court, 254, Camden Road, London, NW1 9HF29 homes
completed
Goodinge Community Centre, 21, North Road, London, N7 9GQ23 homes
completed
Former 1, 1, Hampshire Street, London, NW5 2TE16 homes
completed
City of London Point, 107, York Way, London, N7 9QL14 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
21.1%
Ward turnout
37%
Election year
2026
MP
Sir Keir Starmer (Labour)
MP majority
11,572
Constituency
Holborn and St Pancras

Councillors

Sagal Abdi-WaliLabour
Tricia LemanLabour

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Key facts for NW1 9BS

Full postcodeNW1 9BS
Postcode districtNW1
BoroughLondon Borough of Camden
WardCamden Square
Latitude51.545866
Longitude-0.129290
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