Kentish Town North · Camden · Holborn and St Pancras constituency · 51.55298, -0.13543

NW5 2XD— Kentish Town North, Camden

Location and area intelligence for NW5 2XD, Kentish Town North, Camden

The urban professional's pick

 

Bottom 25% LondonSchools 100%Safety 84/100Transport 53/100Low yield 1.62%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
70
Safety
84
Schools
95
Transport
53
Environment
58
Investment
40

The bottom line

NW5 2XD offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £1,555,000 median — 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 2XD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price+199.0% vs London avg
vs London income-0.5% vs London avg
vs London crime-33.0% vs London avg

Deep-dive guides for NW5 2XD

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

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How NW5 2XD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

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

Primary

Eleanor Palmer Primary School

Outstanding · Inspected Sept 2023 · 4 min walk

KS2: 109.3

★★

Secondary

Lift Beacon High

Good · Inspected Nov 2022 · 5 min walk

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 28 min walk

8 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)

2

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 435m

Crime is 33% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£1,555,000

Median sale price

Top 10% — 199% above London median

£1,555,000 is 199% above the London median (£520,000)

-40.7%

This year

Flat

Dominant type

Price history

5-year change
-23.4%
Sales (24 months)6
New build0.0%
Avg terraced£2,245,000
Avg flat£625,000
Price per m²£18,402/m²
Price per ft²£1,710/ft²
Avg floor area90.6 m²

EPC breakdown

B
3%
C
18%
D
35%
E
4%
F
1%
G
1%

Based on 62 properties · Confidence: high

Street mix

Terraced 20%Flat 76%Other 4%

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

Stamp duty

Standard buyer£97,850
First-time buyerFTB
£97,850
Additional propertyBTL/2nd
£144,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

37.2×

Price-to-income

£7,779/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£226,500
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)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,622
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+10.9%

Total change

+2145%

Market Activity

Price Velocity & Acceleration

Current Velocity

+54.1%

per year

Acceleration

-88.71

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £500k–£600k · 71 sales

Property Type Mix

Total: 71 sales

Terraced21.1%
Flat/maisonette78.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£62k£138k+120.1%3.2
Post-dot-com plateau2001–2004£225k£195k-13.3%2.8
Pre-crash peak2007–2007£337k£337k+0%2
GFC & correction2008–2011£1.13m£496k-56%2
Help-to-Buy recovery2013–2016£783k£395k-49.6%1.8
Brexit uncertainty2017–2019£975k£800k-17.9%2.7
Pandemic surge2020–2021£820k£2.03m+147.6%5
Rate-rise correction2022–2023£580k£375k-35.4%2
Current market2024–2025£910k£1.40m+54.1%3.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.7% alpha

Weakest performer

Terraced

+1.3% alpha

Flat/maisonette+1.7% α
Local
8.3%
District
6.6%
Terraced+1.3% α
Local
7.4%
District
6.1%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing8
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Tufnell Park Underground StationNorthern line
5.6 min walk
Kentish Town

Nearby stations

Kentish TownNational Rail
6 min walk
Kentish Town Underground StationNorthern
6 min walk
Tufnell Park Underground StationNorthern
6 min walk
Kentish Town West Rail StationMildmay
13 min walk
Gospel Oak Rail StationMildmay · Suffragette
14 min walk
No bus stops within 400m

51

Walkability score

83

Footpaths (500m)

1

Santander docks (800m)

0.7 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)

8

EV chargers (800m)

Total spaces (800m)15
Nearest car park351m
Santander docks (800m)1
Nearest cycle dock0.7 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: 2.7 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 2.8 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

7

Dentists within 1km

3

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

218

Parks (1km)

45

Restaurants (800m)

22

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Pineapple (292 m)

Nearest supermarketBumblebee Natural Foods · 497 m
2 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

404m

Post office

Nearby shops

Leighton Food Centre233 m
Leverton Stores272 m
Arvi Food & Wine283 m
Sami's Off Licence377 m

Nearby cafes

Cinnamon Village377 m
Café Palestina386 m
Max Wellness Cafe387 m
Lilac411 m

Nearby restaurants

Pizzeria Melanzana373 m
Patron Cave à Manger373 m
Authentique Epicerie & Bar384 m
Tops Pizza Delivery386 m

Nearby pubs

The Pineapple292 m
The Rose & Crown343 m
Junction Tavern397 m
The Assembly House406 m

Nearby gyms

Down To Earth418 m
Crossfit Tufnell Park436 m
The Form Room563 m
PureGym699 m

Nearby pharmacies

York Pharmacy689 m
Eico Pharmacy710 m

Nearby health

Dentist & Hygienist478 m
Guy Gold Performance Centre564 m
James Wigg Group Practice820 m
Food hygiene (5-star)55% of 152

Business

Local businesses registered here

Active businesses
8
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

E

High street health

Registered businesses

28 MONTPELIER GROVE LIMITED
8 MONTPELIER GROVE LIMITED
E33 LIMITED
FIVE MONTPELIER GROVE MANAGEMENT COMPANY LIMITED
MAGGIT CONSULTANTS LTD

+3 more

Investment

Investment grade, yield and market outlook

40

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (1.6%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£2,102London avg: £1,950/mo
Gross yield
1.6% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months2

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

17/100

Velocity score

Future outlook

61.9

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route6,814m
Crossrail 2 route2,729m

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%
Price vs London+199.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
28
Live planning apps (800m)
77
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
21
Local approval rate
85%
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
129 homes · FORMER OIL STORAGE DEPOT, FORMER OIL STORAGE DEPOT
Pipeline pressure
NONE

Named schemes (500m)

OWEN HOUSE & SEXTON HOUSE, 72G, OWEN HOUSE & SEXTON HOUSE, 72G34 homes
completed
ST MARGARETS SITE, 21-25, ST MARGARETS SITE, 21-25, LEIGHTON ROAD, NW530 homes
completed
Willingham Terrace Estate, Garages, Willingham Terrace, London18 homes
completed
Former 59-61, 59-61, Leighton Road, London, NW5 2QH9 homes
completed
30, 30, Leighton Road, London, NW5 2QE7 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£1,555,000)

£97,850

Standard buyer

£97,850

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for NW5 2XD

Full postcodeNW5 2XD
Postcode districtNW5
BoroughLondon Borough of Camden
WardKentish Town North
Latitude51.552978
Longitude-0.135431
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