Kentish Town South · Camden · Holborn and St Pancras constituency · 51.54713, -0.13694

NW5 2LE— Kentish Town South, Camden

Location and area intelligence for NW5 2LE, Kentish Town South, Camden

The practical family move

 

Bottom 25% LondonSchools 100%Safety 77/100Transport 57/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
69
Safety
77
Schools
90
Transport
57
Environment
62
Investment
49

The bottom line

NW5 2LE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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

NW5 2LE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-0.5% vs London avg
vs London crime+33.0% vs London avg

Deep-dive guides for NW5 2LE

🛡️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 2LE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Kentish Town Church of England Primary School

Not yet inspected · 4 min walk

KS2: 107.7

★★

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 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kate Greenaway Nursery School and Children's Centre

Not inspected · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

86.2 incidents per 1,000 residents

Higher crime than 65% of London
→ Stable

-46% vs borough

Crime by type

Other33%
Violence & sexual offences25%
Anti-social behaviour17%
Vehicle crime13%
Theft7%
Burglary3%
Drug offences2%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 715m

Crime is +33% 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.

NW5 district median

£735,000

Based on 61 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£20,370/m²
Price per ft²£1,892/ft²
Avg floor area118.4 m²

EPC breakdown

B
1%
C
8%
D
12%
E
5%
F
2%
G
2%

Based on 30 properties · Confidence: high

Street mix

Semi 15%Terraced 23%Flat 62%

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 yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£296,000
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)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,622
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.1%

Total change

+746%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.5%

per year

Acceleration

-9.26

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £300k–£350k · 47 sales

Property Type Mix

Total: 47 sales

Semi-detached14.9%
Terraced23.4%
Flat/maisonette61.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£260k£134k-48.5%3
Post-dot-com plateau2001–2003£136k£725k+433.1%2
Pre-crash peak2006–2007£285k£928k+225.4%2
GFC & correction2008–2012£257k£1.35m+424.3%2.2
Help-to-Buy recovery2014–2016£435k£2.20m+405.7%1.7
Brexit uncertainty2017–2018£2.30m£1.65m-28.3%1
Pandemic surge2020–2021£775k£1.88m+143.1%3
Current market2024–2026£2.13m£2.20m+3.5%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.3%
District
7.3%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

27out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing0
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
Kentish TownThameslink line
5.3 min walk
Kentish Town

Nearby stations

Kentish Town Underground StationNorthern
6 min walk
Kentish TownNational Rail
6 min walk
Camden Road Rail StationMildmay
8 min walk
Kentish Town West Rail StationMildmay
8 min walk
Camden Town Underground StationNorthern
12 min walk
No bus stops within 400m

55

Walkability score

125

Footpaths (500m)

10

Santander docks (800m)

0.4 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)

3

EV chargers (800m)

Total spaces (800m)50
Nearest car park192m
Santander docks (800m)10
Nearest cycle dock0.4 km

Connectivity

Broadband and mobile coverage

97%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download455 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 waterLOW
Low
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: 2.1 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
More green space than 75% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.2 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

JAMES WIGG PRACTICE

KENTISH TOWN HEALTH CENTRE, 2 BARTHOLOMEW ROAD, NW5 2BX

3 min walk

62%

Recommend GP

62%

Overall GP experience

7

GPs within 1km

9

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt. Pancras Hospital · 1.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

282

Parks (1km)

53

Restaurants (800m)

28

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketBumblebee Natural Foods · 541 m
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

4

Cinemas (2km)

348m

Post office

Nearby shops

Tesco Express319 m
Leighton Food Centre426 m
Arvi Food & Wine485 m
Quix525 m

Nearby cafes

Caliendo's Gelato298 m
GAIL's300 m
Neighbourhood Organic309 m
The Good Mews324 m

Nearby restaurants

Domino's297 m
Nando's335 m
Selekt Chicken338 m
The China338 m

Nearby pubs

Lion and Unicorn176 m
The Abbey Tavern342 m
The Old Farmhouse371 m
The Parakeet383 m

Nearby gyms

Cantelowes Gardens Sports Pitch284 m
The Form Room348 m
Kentish Town Sports Centre497 m
Talacre Community Sports Centre718 m

Nearby pharmacies

York Pharmacy624 m
Biotech Pharmacy654 m
Boots1.0 km
JP Pharmacy1.1 km

Nearby health

James Wigg Group Practice234 m
Guy Gold Performance Centre346 m
Dentist & Hygienist451 m
NW1 Dental Care667 m
Food hygiene (5-star)47% of 231

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

AQUAZOO CONSULTING PARTNERS LTD
NORTH LONDON FILMS LTD
PATSHULL FREEHOLD COMPANY LIMITED
TEMPESTA FILM UK LIMITED

Investment

Investment grade, yield and market outlook

49

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
3.4% (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
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

54.9

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route6,253m
Crossrail 2 route2,122m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,838 nationally

1,601

Est. population

18,552/km²

62%

Employed

57%

Degree educated

£41,800

Median income

4.8%

Claimant rate

Urban coreVery high densityYoung professionals

38

Community stability

Age profile

19%
29%
20%
21%
Under 1819%
18–3429%
35–4920%
50–6421%
65+11%

Tenure

14%
15%
25%
45%
Own outright14%
Own (mortgage)15%
Private rent26%
Social rent45%
Shared ownership1%
Rent free0%

Ethnicity

47%
20%
White British47%
White Other20%
Asian9%
Black12%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine13%
No car household63%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Social rent45%
Private rent26%

vs. London

Income vs London-0.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
62
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
26
Local approval rate
100%
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)
82
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
Former 42, 42, Caversham Road, London, NW5 2DS18 homes
completed
Willingham Terrace Estate, Garages, Willingham Terrace, London18 homes
completed
56-58, 56, Bartholomew Road, London, NW5 2BF14 homes
completed
Former Site At 26-28 And 7 Rochester Mews, 26-28, Rochester Place, London, NW1 9JR13 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 NW5 2LE

Full postcodeNW5 2LE
Postcode districtNW5
BoroughLondon Borough of Camden
WardKentish Town South
Latitude51.547130
Longitude-0.136940
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