Kentish Town North · Camden · Holborn and St Pancras constituency · 51.55248, -0.13652

NW5 2XP— Kentish Town North, Camden

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

The practical family move

 

Top 10% LondonSchools 100%Safety 80/100Transport 58/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong for families — high safety and school scores

Liveability
73
Safety
80
Schools
95
Transport
58
Environment
59
Investment
48

The bottom line

NW5 2XP 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 2XP

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+6.7% vs London avg
vs London crime+11.0% vs London avg

Deep-dive guides for NW5 2XP

🛡️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 2XP 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 · 6 min walk

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

71.9 incidents per 1,000 residents

Higher crime than 55% of London
→ Stable

-55% vs borough

Crime by type

Other27%
Anti-social behaviour21%
Violence & sexual offences20%
Burglary12%
Vehicle crime11%
Theft6%
Drug offences4%
Robbery0%

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 · 361m

Crime is +11% 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£16,640/m²
Price per ft²£1,546/ft²
Avg floor area71.2 m²

EPC breakdown

C
3%
D
10%
E
2%

Based on 15 properties · Confidence: medium

Street mix

Terraced 20%Flat 80%

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£178,000
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 EAnnual charge £1,982
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+6.7%

Total change

+438%

Market Activity

Price Velocity & Acceleration

Current Velocity

+63.4%

per year

Acceleration

+85.54

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 15 sales

Property Type Mix

Total: 15 sales

Terraced20%
Flat/maisonette80%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£195k£247k+26.7%1
Post-dot-com plateau2001–2004£224k£540k+141.6%1
Pre-crash peak2007–2007£473k£473k+0%1
GFC & correction2009–2010£435k£500k+14.9%1
Help-to-Buy recovery2013–2016£665k£868k+30.5%1.3
Brexit uncertainty2019–2019£825k£825k+0%1
Pandemic surge2021–2021£643k£643k+0%2
Current market2025–2025£1.05m£1.05m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
4.3 min walk
Kentish Town

Nearby stations

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

53

Walkability score

114

Footpaths (500m)

2

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

7

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)15
Nearest car park279m
Santander docks (800m)2
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: 2.6 km away✗ Not Green Belt✗ Not AONB8% 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

3 min walk

8

GPs within 1km

8

Dentists within 1km

3

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 1.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

228

Parks (1km)

45

Restaurants (800m)

23

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

2

Convenience

Nearest supermarketBumblebee Natural Foods · 518 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)

3

Cinemas (2km)

316m

Post office

Nearby shops

Leighton Food Centre184 m
Leverton Stores200 m
Arvi Food & Wine292 m
Sami's Off Licence300 m

Nearby cafes

Lilac318 m
Spring Cafe329 m
Hopper Coffee337 m
Café Palestina340 m

Nearby restaurants

Pizzeria Melanzana299 m
Patron Cave à Manger299 m
Queen of Sheba304 m
eatzone304 m

Nearby pubs

The Pineapple223 m
The Assembly House313 m
The Rose & Crown346 m
The Bull & Gate359 m

Nearby gyms

Down To Earth443 m
Crossfit Tufnell Park455 m
The Form Room472 m
PureGym637 m

Nearby pharmacies

Eico Pharmacy659 m
York Pharmacy711 m

Nearby health

Dentist & Hygienist384 m
Guy Gold Performance Centre473 m
James Wigg Group Practice742 m
Food hygiene (5-star)52% of 182

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

E

High street health

Registered businesses

CLARK CONSULTANTS LTD
DUNOLLIE PROPERTIES LIMITED
OVERJOYED AUDIO LTD

Investment

Investment grade, yield and market outlook

48

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 score29/100
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

63.1

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route6,790m
Crossrail 2 route2,693m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,209 nationally

1,447

Est. population

18,561/km²

64%

Employed

63%

Degree educated

£44,800

Median income

5.0%

Claimant rate

Urban coreVery high densityYoung professionals

44

Community stability

Age profile

17%
27%
21%
20%
15%
Under 1817%
18–3427%
35–4921%
50–6420%
65+15%

Tenure

21%
22%
22%
34%
Own outright21%
Own (mortgage)22%
Private rent22%
Social rent34%
Shared ownership1%
Rent free1%

Ethnicity

54%
21%
White British54%
White Other21%
Asian8%
Black7%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional55%
Routine / semi-routine12%
No car household52%
Unemployed5%
No qualifications9%

Housing tenure (Census 2021)

Social rent34%
Private rent22%

vs. London

Income vs London+6.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
29
Live planning apps (800m)
74
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
4
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)
12
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
ST MARGARETS SITE, 21-25, ST MARGARETS SITE, 21-25, LEIGHTON ROAD, NW530 homes
completed
Former 42, 42, Caversham Road, London, NW5 2DS18 homes
completed
Willingham Terrace Estate, Garages, Willingham Terrace, London18 homes
completed
42, 42, Caversham Road, NW5 2DS11 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 2XP

Full postcodeNW5 2XP
Postcode districtNW5
BoroughLondon Borough of Camden
WardKentish Town North
Latitude51.552483
Longitude-0.136519
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