Kentish Town South · Camden · Holborn and St Pancras constituency · 51.55025, -0.13292

NW5 2SG— Kentish Town South, Camden

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

The practical family move

 

Schools 100%Safety 74/100Transport 51/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
64
Safety
74
Schools
90
Transport
51
Environment
61
Investment
47

The bottom line

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

The catches: very high noise — check proximity to rail lines and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Toggle the things that matter to you — see how NW5 2SG scores on each.

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Is noise a dealbreaker for you?

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Location

NW5 2SG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-0.5% vs London avg
vs London crime+62.0% vs London avg

Deep-dive guides for NW5 2SG

🛡️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 NW5 2SG 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 · 1 min walk

KS2: 109.1

★★

Secondary

Lift Beacon High

Good · Inspected Nov 2022 · 5 min walk

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 · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

105.3 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

-35% vs borough

Crime by type

Other23%
Anti-social behaviour22%
Violence & sexual offences19%
Drug offences14%
Vehicle crime8%
Burglary8%
Theft5%
Robbery2%

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 · 673m

Crime is +62% 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.

NW5 district median

£735,000

Based on 61 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£10,271/m²
Price per ft²£954/ft²
Avg floor area62.2 m²

EPC breakdown

C
17%
D
10%
E
3%
F
1%

Based on 31 properties · Confidence: high

Street mix

Terraced 14%Flat 81%Other 5%

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£155,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
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

1995–2025 · CAGR

+4.8%

Total change

+307%

Market Activity

Price Velocity & Acceleration

Current Velocity

-23.6%

per year

Acceleration

-129.32

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £200k–£250k · 20 sales

Property Type Mix

Total: 20 sales

Terraced15%
Flat/maisonette85%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£135k£88k-34.8%1
Post-dot-com plateau2002–2003£410k£235k-42.7%1
Pre-crash peak2007–2007£467k£467k+0%2
GFC & correction2011–2011£243k£243k+0%1
Help-to-Buy recovery2013–2014£550k£531k-3.5%1.5
Brexit uncertainty2017–2019£518k£550k+6.2%1.5
Pandemic surge2021–2021£390k£390k+0%1
Rate-rise correction2022–2023£535k£350k-34.6%1
Current market2024–2025£720k£550k-23.6%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.8% alpha

Flat/maisonette+1.8% α
Local
3.1%
District
1.3%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

66out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing16
Trend Position75

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
6.4 min walk
Kentish Town

Nearby stations

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

56

Walkability score

140

Footpaths (500m)

3

Santander docks (800m)

0.5 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

4

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)15
Nearest car park332m
Santander docks (800m)3
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 waterLOW
Low
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: 2.3 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 70%
Above average green space

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

CAMDEN ASSESSMENT&HOME VISITING SERVICE

PECKWATER CENTRE, 6 PECKWATER STREET, NW5 2TX

4 min walk

7

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 1.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

232

Parks (1km)

11

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

3

Convenience

Nearest supermarketBumblebee Natural Foods · 181 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)

235m

Post office

Nearby shops

Arvi Food & Wine69 m
Bread By Bike Bakery212 m
Leighton Food Centre212 m
Nisa Local360 m

Nearby cafes

Humdingers169 m
Thrifty Beans178 m
Bread By Bike Cafe208 m
Sunshine Cafe249 m

Nearby restaurants

Starfish Bar219 m
Chicken & Rib Time231 m
HealthyWealthy259 m
Francino Pizza264 m

Nearby pubs

The Rose & Crown7 m
Lord Stanley414 m
Lion and Unicorn482 m
The Assembly House522 m

Nearby gyms

Cantelowes Gardens Sports Pitch390 m
The Form Room557 m
Down To Earth767 m
Crossfit Tufnell Park786 m

Nearby pharmacies

York Pharmacy366 m
Biotech Pharmacy1.1 km

Nearby health

Dentist & Hygienist552 m
Guy Gold Performance Centre556 m
James Wigg Group Practice666 m
NW1 Dental Care1.1 km
Food hygiene (5-star)49% of 81

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

63 TORRIANO AVENUE LIMITED
JC GAS & PLUMBING SERVICES LTD
KATABASE MEDIA TECHNOLOGIES LTD
MARIA'S (TRAVEL & TOURS) LIMITED
NEW WAVE BEER CO LTD

+1 more

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months0

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

53.6

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route6,468m
Crossrail 2 route2,393m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,669 nationally

1,472

Est. population

18,417/km²

62%

Employed

53%

Degree educated

£41,800

Median income

4.7%

Claimant rate

Inner cityVery high densityMixed

33

Community stability

Age profile

21%
36%
21%
15%
Under 1821%
18–3436%
35–4921%
50–6415%
65+7%

Tenure

15%
37%
37%
Own outright11%
Own (mortgage)15%
Private rent37%
Social rent37%
Rent free0%

Ethnicity

40%
21%
White British40%
White Other21%
Asian12%
Black13%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine14%
No car household69%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Private rent37%
Social rent37%

vs. London

Income vs London-0.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
23
Live planning apps (800m)
88
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
17
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
38 homes · Hungerford Primary School, 249, Hungerford Road, N7 9LF
Pipeline pressure
NONE

Named schemes (500m)

OWEN HOUSE & SEXTON HOUSE, 72G, OWEN HOUSE & SEXTON HOUSE, 72G34 homes
completed
Ashton Court, 254, Camden Road, London, NW1 9HF29 homes
completed
Willingham Terrace Estate, Garages, Willingham Terrace, London18 homes
completed
Former 1, 1, Hampshire Street, London, NW5 2TE16 homes
completed
229A, 229A12 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 2SG

Full postcodeNW5 2SG
Postcode districtNW5
BoroughLondon Borough of Camden
WardKentish Town South
Latitude51.550249
Longitude-0.132918
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