Kentish Town North · Camden · Holborn and St Pancras constituency · 51.55323, -0.14164

NW5 1BF— Kentish Town North, Camden

Location and area intelligence for NW5 1BF, Kentish Town North, Camden

The practical family move

 

Top 10% LondonSchools 100%Safety 76/100Transport 58/100Low yield 3.43%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
73
Safety
76
Schools
100
Transport
58
Environment
58
Investment
63

The bottom line

NW5 1BF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

NW5 1BF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.7% vs London avg
vs London crime+49.0% vs London avg

Deep-dive guides for NW5 1BF

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

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“The practical family move”

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How NW5 1BF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

Eleanor Palmer Primary School

Outstanding · Inspected Sept 2023 · 3 min walk

KS2: 109.3

—

Secondary

Acland Burghley School

Not yet inspected · 6 min walk

P8: -0.29A8: 50.8

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 30 min walk

7 primaries · 6 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

96.5 incidents per 1,000 residents

Higher crime than 73% of London
→ Stable

-40% vs borough

Crime by type

Other35%
Violence & sexual offences23%
Anti-social behaviour15%
Theft8%
Vehicle crime8%
Burglary4%
Robbery4%
Drug offences3%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 44m

Crime is +49% above London average

Property

Prices, sales volume and market trends

Avg floor area85.7 m²

EPC breakdown

B
10%

Based on 10 properties · Confidence: medium

Street mix

Terraced 13%Flat 87%

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 yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£214,250
Rebuild cost per m²£2,500/m²

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

Construction era2013
WallsAverage thermal transmittance 0.15 W/m²K
RoofAverage thermal transmittance 0.13 W/m²K
Heating fuelGas: mains gas
GlazingFully double glazed
Council tax band Band DAnnual charge £1,622
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2014–2023 · CAGR

+-1.7%

Total change

-14%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.2%

per year

Acceleration

+2.07

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £700k+ · 15 sales

Property Type Mix

Total: 15 sales

Terraced13.3%
Flat/maisonette86.7%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2014–2014£923k£923k+0%9
Brexit uncertainty2017–2019£1.30m£1.05m-19.2%1
Pandemic surge2020–2020£900k£900k+0%3
Rate-rise correction2023–2023£790k£790k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.9% alpha

Flat/maisonette-1.9% α
Local
-1.4%
District
0.5%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

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
Kentish Town Underground StationNorthern line
3.9 min walk
Kentish Town

Nearby stations

Kentish TownNational Rail
4 min walk
Kentish Town Underground StationNorthern
4 min walk
Tufnell Park Underground StationNorthern
6 min walk
Gospel Oak Rail StationMildmay · Suffragette
8 min walk
Kentish Town West Rail StationMildmay
10 min walk
3 bus routes · 7 stops within 400m · 188 buses/hr peak

76

Walkability score

133

Footpaths (500m)

0

Santander docks (800m)

0.8 km

Nearest cycle dock

Central London commute times

London Bridge40 min ↑
Victoria ★35 min
Waterloo35 min ↓
Canary Wharf44 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

11

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)59
Nearest car park88m
Santander docks (800m)0
Nearest cycle dock0.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

75%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed400 Mbps
Median download400 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: 2.9 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 55%
Less green space than 77% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.5 km

Energy

Solar: 849 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 yield849.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

PARLIAMENT HILL SURGERY

113-117 HIGHGATE ROAD, NW5 1TR

4 min walk

91%

Recommend GP

91%

Overall GP experience

9

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

208

Parks (1km)

50

Restaurants (800m)

24

Cafes (800m)

6

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

8

Sports (1km)

2

Convenience

Nearest supermarketLondis · 326 m
1 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

6

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

164m

Post office

Nearby shops

Sami's Off Licence87 m
Leverton Stores165 m
Sainsbury's Local353 m
The Tufnell Park Bakery412 m

Nearby cafes

Café Palestina112 m
Spring Cafe115 m
Mem's Cafe186 m
Max Wellness Cafe186 m

Nearby restaurants

Pizzeria Melanzana74 m
Patron Cave à Manger76 m
eatzone115 m
Sun Hin119 m

Nearby pubs

The Pineapple142 m
The Bull & Gate162 m
Never For Ever232 m
Junction Tavern233 m

Nearby gyms

PureGym273 m
Crossfit Tufnell Park408 m
Down To Earth423 m
The Form Room457 m

Nearby pharmacies

Eico Pharmacy307 m

Nearby health

Dentist & Hygienist324 m
Guy Gold Performance Centre459 m
James Wigg Group Practice796 m
Prince Of Wales Medical Centre832 m
Food hygiene (5-star)53% of 207

Business

Local businesses registered here

Active businesses
3
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

CLUB CONDOR LTD
CONDO GROUP LTD
SOUNDAR ENTERTAINMENT LIMITED

Investment

Investment grade, yield and market outlook

63

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
3.4% (average)London avg: 3.8%Below average yield — bottom 52%
Gentrification score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Future outlook

56.1

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route7,006m
Crossrail 2 route2,858m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,230 nationally

1,875

Est. population

11,092/km²

73%

Employed

67%

Degree educated

£44,800

Median income

4.1%

Claimant rate

Urban coreHigh densityYoung professionals

27

Community stability

Age profile

16%
35%
25%
16%
Under 1816%
18–3435%
35–4925%
50–6416%
65+8%

Tenure

16%
52%
20%
Own outright11%
Own (mortgage)16%
Private rent52%
Social rent20%
Shared ownership1%
Rent free0%

Ethnicity

47%
25%
White British47%
White Other25%
Asian9%
Black7%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine12%
No car household70%
Unemployed4%
No qualifications8%

Housing tenure (Census 2021)

Private rent52%
Social rent20%

vs. London

Income vs London+6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
43
Live planning apps (800m)
36
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
27
Local approval rate
78%
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)
20
Largest scheme
67 homes · 1, 1, Prince Of Wales Road, London, NW5 3LW
Pipeline pressure
NONE

Named schemes (500m)

Former 9, Tally Ho P.H. 9, Fortess Road, London, NW5 1AA33 homes
completed
ST MARGARETS SITE, 21-25, ST MARGARETS SITE, 21-25, LEIGHTON ROAD, NW530 homes
completed
Lime Tree Gardens Care Home, 16, Burghley Road, London, NW5 1UE24 homes
completed
54-58, 54, Highgate Road, London, NW5 1NU20 homes
completed
Former Kentish Town Methodist Church, 39, Fortess Road, London, NW5 1AD19 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
24.1%
Ward turnout
50%
Election year
2026
MP
Sir Keir Starmer (Labour)
MP majority
11,572
Constituency
Holborn and St Pancras

Councillors

Sylvia Ann McNamaraLabour and Co-operative Party
James Samuel SlaterLabour and Co-operative Party

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Key facts for NW5 1BF

Full postcodeNW5 1BF
Postcode districtNW5
BoroughLondon Borough of Camden
WardKentish Town North
Latitude51.553229
Longitude-0.141638
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