Kentish Town South · Camden · Holborn and St Pancras constituency · 51.55057, -0.13396

NW5 2RG— Kentish Town South, Camden

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

The practical family move

 

Top 10% LondonSchools 100%Safety 84/100Transport 53/100~3% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
73
Safety
84
Schools
90
Transport
53
Environment
61
Investment
47

The bottom line

NW5 2RG offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

NW5 2RG

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

Deep-dive guides for NW5 2RG

🛡️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 2RG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Torriano Primary School

Not yet inspected · 2 min walk

KS2: 109.1

★★

Secondary

The Camden School for Girls

Good · Inspected Jun 2022 · 6 min walk

P8: +0.62A8: 65.3

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kate Greenaway Nursery School and Children's Centre

Not inspected · 23 min walk

7 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

43.3 incidents per 1,000 residents

Better than 68% of London
→ Stable

-73% vs borough

Crime by type

Other32%
Anti-social behaviour28%
Violence & sexual offences19%
Vehicle crime9%
Burglary6%
Drug offences3%
Theft1%
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 · 593m

Crime is 33% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£8,515/m²
Price per ft²£791/ft²
Avg floor area78 m²

EPC breakdown

B
1%
C
14%
D
21%
E
5%
F
1%

Based on 42 properties · Confidence: high

Street mix

Semi 3%Terraced 7%Flat 84%Other 7%

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£195,000
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)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,622
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+7.1%

Total change

+576%

Market Activity

Price Velocity & Acceleration

Current Velocity

+129.3%

per year

Acceleration

+151.16

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £300k–£350k · 58 sales

Property Type Mix

Total: 58 sales

Semi-detached3.4%
Terraced6.9%
Flat/maisonette89.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£135k£157k+15.9%2.2
Post-dot-com plateau2001–2004£230k£227k-1.3%2.2
Pre-crash peak2005–2007£233k£710k+205.4%4
GFC & correction2008–2012£641k£448k-30.1%1.5
Help-to-Buy recovery2013–2016£475k£465k-2.1%1.5
Brexit uncertainty2017–2018£648k£1.20m+85.6%2
Pandemic surge2021–2021£708k£708k+0%4
Rate-rise correction2022–2023£445k£510k+14.6%2
Current market2024–2025£398k£913k+129.3%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.9% alpha

Flat/maisonette+1.9% α
Local
7.7%
District
5.8%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Kentish TownThameslink line
5.5 min walk
Kentish Town

Nearby stations

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

54

Walkability score

128

Footpaths (500m)

2

Santander docks (800m)

0.5 km

Nearest cycle dock

Central London commute times

London Bridge40 min ↑
Victoria ★34 min
Waterloo35 min ↓
Canary Wharf45 min ≈
City38 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)

5

EV chargers (800m)

Total spaces (800m)15
Nearest car park292m
Santander docks (800m)2
Nearest cycle dock0.5 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: 2.4 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 37%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 3.1 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

CAMDEN ASSESSMENT&HOME VISITING SERVICE

PECKWATER CENTRE, 6 PECKWATER STREET, NW5 2TX

3 min walk

9

GPs within 1km

7

Dentists within 1km

3

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 1.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

239

Parks (1km)

23

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

2

Convenience

Nearest supermarketBumblebee Natural Foods · 260 m
2 tennis courts2 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)

316m

Post office

Nearby shops

Arvi Food & Wine57 m
Leighton Food Centre133 m
Bread By Bike Bakery292 m
Nisa Local440 m

Nearby cafes

Humdingers248 m
Thrifty Beans257 m
Bread By Bike Cafe288 m
Sunshine Cafe330 m

Nearby restaurants

Starfish Bar299 m
Chicken & Rib Time311 m
HealthyWealthy340 m
Bangalore Brasserie344 m

Nearby pubs

The Rose & Crown75 m
Lion and Unicorn442 m
The Assembly House445 m
The Parakeet463 m

Nearby gyms

Cantelowes Gardens Sports Pitch432 m
The Form Room497 m
Down To Earth703 m
Crossfit Tufnell Park720 m

Nearby pharmacies

York Pharmacy446 m
Biotech Pharmacy1.1 km

Nearby health

Dentist & Hygienist481 m
Guy Gold Performance Centre497 m
James Wigg Group Practice642 m
NW1 Dental Care1.1 km
Food hygiene (5-star)54% of 114

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

AFTERNOON CONSULTING LTD.

Investment

Investment grade, yield and market outlook

47

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 score22/100
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

67.4

Price growth score

B
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route6,527m
Crossrail 2 route2,445m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,665 nationally

1,569

Est. population

16,170/km²

67%

Employed

69%

Degree educated

£41,800

Median income

4.8%

Claimant rate

Inner cityVery high densityYoung professionals

38

Community stability

Age profile

17%
35%
22%
15%
Under 1817%
18–3435%
35–4922%
50–6415%
65+11%

Tenure

18%
21%
35%
25%
Own outright18%
Own (mortgage)21%
Private rent35%
Social rent25%
Shared ownership0%
Rent free0%

Ethnicity

50%
25%
White British50%
White Other25%
Asian10%
Black7%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional55%
Routine / semi-routine8%
No car household60%
Unemployed4%
No qualifications7%

Housing tenure (Census 2021)

Private rent35%
Social rent25%

vs. London

Income vs London-0.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
24
Live planning apps (800m)
76
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
21
Local approval rate
88%
Borough approval rate
87%
Opportunity area
No
CIL rate (residential)
£250/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
17
Largest scheme
34 homes · OWEN HOUSE & SEXTON HOUSE, 72G, OWEN HOUSE & SEXTON HOUSE, 72G
Pipeline pressure
NONE

Named schemes (500m)

OWEN HOUSE & SEXTON HOUSE, 72G, OWEN HOUSE & SEXTON HOUSE, 72G34 homes
completed
Willingham Terrace Estate, Garages, Willingham Terrace, London18 homes
completed
Former 42, 42, Caversham Road, London, NW5 2DS18 homes
completed
Former 1, 1, Hampshire Street, London, NW5 2TE16 homes
completed
42, 42, Caversham Road, NW5 2DS11 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 2RG

Full postcodeNW5 2RG
Postcode districtNW5
BoroughLondon Borough of Camden
WardKentish Town South
Latitude51.550571
Longitude-0.133958
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