Kentish Town South · Camden · Holborn and St Pancras constituency · 51.54385, -0.13681

NW1 9EX— Kentish Town South, Camden

Location and area intelligence for NW1 9EX, Kentish Town South, Camden

High-connectivity investment target

 

Schools 100%Safety 64/100Transport 59/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
68
Safety
64
Schools
95
Transport
59
Environment
62
Investment
51

The bottom line

NW1 9EX offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

NW1 9EX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-5.0% vs London avg
vs London crime+105.0% vs London avg

Deep-dive guides for NW1 9EX

🛡️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 9EX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

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

Primary

Our Lady Roman Catholic Primary School

Outstanding · Inspected Apr 2023 · 7 min walk

KS2: 105.9

★★

Secondary

The Camden School for Girls

Good · Inspected Jun 2022 · 3 min walk

P8: +0.62A8: 65.3

100% of local schools rated Good or Outstanding · based on 26 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kate Greenaway Nursery School and Children's Centre

Not inspected · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

133.1 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 2466.7%

-17% vs borough

Crime by type

Other26%
Anti-social behaviour19%
Violence & sexual offences18%
Theft11%
Vehicle crime8%
Drug offences6%
Robbery6%
Burglary6%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

2

Incidents (1yr)

8

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 1.1km

Crime is +105% above London average

Property

2 Jul

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£9,815/m²
Price per ft²£912/ft²
Avg floor area53.3 m²

EPC breakdown

C
17%
D
25%
E
5%

Based on 47 properties · Confidence: high

Street mix

Flat 81%Other 19%

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£133,250
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, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,622
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+6.5%

Total change

+476%

Market Activity

Price Velocity & Acceleration

Current Velocity

+31.1%

per year

Acceleration

+21.26

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 13 sales

Property Type Mix

Total: 13 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£92k£92k+0%1
Pre-crash peak2006–2007£250k£220k-11.8%2
GFC & correction2011–2012£297k£250k-15.8%1
Help-to-Buy recovery2014–2015£335k£441k+31.5%1
Brexit uncertainty2019–2019£368k£368k+0%1
Rate-rise correction2023–2023£404k£404k+0%2
Current market2025–2025£530k£530k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.8% alpha

Flat/maisonette-2.8% α
Local
2.9%
District
5.7%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Camden Town Underground StationNorthern line
7.6 min walk
Camden Road

Nearby stations

Camden Road Rail StationMildmay
3 min walk
Camden RoadNational Rail
3 min walk
Camden Town Underground StationNorthern
8 min walk
Kentish Town West Rail StationMildmay
9 min walk
Kentish Town Underground StationNorthern
10 min walk
1 bus routes · 9 stops within 400m · 52 buses/hr peak

59

Walkability score

252

Footpaths (500m)

13

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge42 min ↑
Victoria ★35 min
Waterloo36 min ↓
Canary Wharf46 min ↑
City39 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)

0

EV chargers (800m)

Total spaces (800m)50
Nearest car park229m
Santander docks (800m)13
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Curnock Estate Car Park· yes
700m

Connectivity

Broadband and mobile coverage

97%

Full fibre

93%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed471 Mbps
Median download440 Mbps
Superfast coverage97%
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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.8 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 3.5 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

CRI CAMDEN COMMUNITY DRUG TREATMENT SERV

CRI, 184 ROYAL COLLEGE STREET, NW1 9NN

3 min walk

14

GPs within 1km

13

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt. Pancras Hospital · 923 m
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 2.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

286

Parks (1km)

51

Restaurants (800m)

27

Cafes (800m)

5

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

11

Sports (1km)

1

Convenience

Nearest supermarketoseyo · 677 m
5 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

4

Cinemas (2km)

601m

Post office

Nearby shops

Old Post Office Bakery266 m
Tesco Express292 m
Quix313 m
Nisa348 m

Nearby cafes

Twins Coffee154 m
Parma Cafe207 m
Chris's Kitchen231 m
Castle's Traditional Pie & Mash237 m

Nearby restaurants

Three Pan Asian161 m
Camden Chippy165 m
Roger's Kitchen176 m
Camden Tandoori217 m

Nearby pubs

Slattery's Freehouse181 m
The Old Eagle223 m
Crossroads234 m
The Colonel Fawcett235 m

Nearby gyms

Cantelowes Gardens Sports Pitch421 m
Kentish Town Sports Centre621 m
The Form Room651 m
PureGym682 m

Nearby pharmacies

Biotech Pharmacy304 m
Boots714 m
JP Pharmacy770 m
York Pharmacy797 m

Nearby health

NW1 Dental Care318 m
James Wigg Group Practice335 m
Counselling London Psychotherapy436 m
Guy Gold Performance Centre648 m
Food hygiene (5-star)37% of 211

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

6 BARTON AVENUE LTD
CENTRAL ABODE LETTINGS LTD
CLRADIOLOGY LTD
SOSA BUSINESS LTD

Investment

Investment grade, yield and market outlook

51

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 score29/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

59.8

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route5,919m
Crossrail 2 route1,765m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,382 nationally

1,736

Est. population

22,769/km²

55%

Employed

50%

Degree educated

£39,900

Median income

6.3%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

29

Community stability

Age profile

17%
40%
20%
14%
Under 1817%
18–3440%
35–4920%
50–6414%
65+9%

Tenure

38%
42%
Own outright8%
Own (mortgage)9%
Private rent38%
Social rent42%
Shared ownership3%
Rent free0%

Ethnicity

30%
21%
26%
White British30%
White Other22%
Asian26%
Black10%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine14%
No car household75%
Unemployed8%
No qualifications15%

Housing tenure (Census 2021)

Social rent42%
Private rent38%

vs. London

Income vs London-5.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
76
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
19
Local approval rate
90%
Borough approval rate
87%
Opportunity area
No
CIL rate (residential)
£250/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
108
Largest scheme
164 homes · 79, 79, Camden Road, 86-100 St Pancras Way, NW1 9ES
Pipeline pressure
NONE

Named schemes (500m)

79, 79, Camden Road, 86-100 St Pancras Way, NW1 9ES164 homes
completed
Twyman House, 31 - 39, Twyman House, 31 - 39, Camden Road, Bonny Street, NW1 9LR54 homes
completed
140 - 146, 140 - 146, Camden Street, NW1 9PF52 homes
completed
Bruges Place, 15-20, Bruges Place, 15-20, Baynes Street, NW1 0TF27 homes
completed
Bruges Place, 15-20, Bruges Place, 15-20, Baynes Street, NW1 0TF27 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
15.3%
Ward turnout
41%
Election year
2026
MP
Sir Keir Starmer (Labour)
MP majority
11,572
Constituency
Holborn and St Pancras

Councillors

Meric ApakLabour
Joseph William BallLabour
Annabelle Tamsin WilliamsLabour

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Key facts for NW1 9EX

Full postcodeNW1 9EX
Postcode districtNW1
BoroughLondon Borough of Camden
WardKentish Town South
Latitude51.543854
Longitude-0.136814
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