Kentish Town South · Camden · Holborn and St Pancras constituency · 51.54979, -0.14337

NW5 3AB— Kentish Town South, Camden

Location and area intelligence for NW5 3AB, Kentish Town South, Camden

The practical family move

 

Bottom 25% LondonSchools 100%Safety 74/100Transport 59/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
74
Schools
60
Transport
59
Environment
60
Investment
49

The bottom line

NW5 3AB 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 3AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-7.9% vs London avg
vs London crime+60.0% vs London avg

Deep-dive guides for NW5 3AB

🛡️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 3AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Patrick's Catholic Primary School

Not yet inspected · Inspected Nov 2024 · 1 min walk

KS2: 104.5

—

Secondary

Acland Burghley School

Not yet inspected · 11 min walk

P8: -0.29A8: 50.8

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kate Greenaway Nursery School and Children's Centre

Not inspected · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

104.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

-35% vs borough

Crime by type

Other33%
Violence & sexual offences27%
Anti-social behaviour18%
Theft8%
Drug offences6%
Burglary4%
Robbery4%
Vehicle crime2%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 358m

Crime is +60% 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£20,031/m²
Price per ft²£1,861/ft²
Avg floor area63.5 m²

EPC breakdown

B
30%
C
4%
E
1%

Based on 35 properties · Confidence: high

Street mix

Semi 7%Terraced 7%Detached 7%Flat 71%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 yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£158,750
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,442
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+4.5%

Total change

+246%

Market Activity

Price Velocity & Acceleration

Current Velocity

+47.4%

per year

Acceleration

+30.76

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £700k+ · 13 sales

Property Type Mix

Total: 13 sales

Detached7.7%
Semi-detached7.7%
Terraced7.7%
Flat/maisonette76.9%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£373k£242k-35%1
Post-dot-com plateau2001–2001£249k£249k+0%1
Pandemic surge2020–2021£750k£875k+16.7%4.5
Current market2024–2024£1.29m£1.29m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Kentish Town Underground StationNorthern
2 min walk
Kentish TownNational Rail
3 min walk
Kentish Town West Rail StationMildmay
5 min walk
Gospel Oak Rail StationMildmay · Suffragette
10 min walk
Tufnell Park Underground StationNorthern
11 min walk
3 bus routes · 8 stops within 400m · 180 buses/hr peak

73

Walkability score

127

Footpaths (500m)

5

Santander docks (800m)

0.5 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria ★37 min
Waterloo39 min ↑
Canary Wharf47 min ↑
City41 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

14

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)18
Nearest car park133m
Santander docks (800m)5
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 waterMEDIUM
Medium
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 AONB13% green spaceTree canopy: 52%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 2.7 km

Energy

Solar: 852 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 yield851.5 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

PRINCE OF WALES GROUP SURGERY

52 PRINCE OF WALES ROAD, NW5 3LN

5 min walk

71%

Recommend GP

71%

Overall GP experience

10

GPs within 1km

12

Dentists within 1km

2

Care homes (1km)

Nearest hospitalRoyal Free Hospital · 1.6 km
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

252

Parks (1km)

49

Restaurants (800m)

26

Cafes (800m)

6

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

8

Sports (1km)

0

Convenience

Nearest supermarketLondis · 600 m
1 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

6

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

201m

Post office

Nearby shops

JSD Local284 m
Sami's Off Licence361 m
Leverton Stores438 m
Leighton Food Centre539 m

Nearby cafes

Troy Cafe Restaurant149 m
Café Renoir197 m
Fruit Bowl204 m
The Good Mews214 m

Nearby restaurants

The Holmes Cafe84 m
Greggs153 m
Supreme Doner Kebab153 m
McDonald's156 m

Nearby pubs

The Old Farmhouse166 m
The Parakeet199 m
George IV211 m
The Assembly House249 m

Nearby gyms

The Form Room193 m
Kentish Town Sports Centre303 m
Talacre Community Sports Centre376 m
PureGym486 m

Nearby pharmacies

Eico Pharmacy579 m
sandy Pharmacy656 m
Camden Pharmacy676 m
Biotech Pharmacy997 m

Nearby health

Dentist & Hygienist184 m
Guy Gold Performance Centre196 m
Prince Of Wales Medical Centre440 m
James Wigg Group Practice469 m
Food hygiene (5-star)49% of 208

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

AYAT SERVICES LIMITED
BANG MEDIA INTERNATIONAL LIMITED
CASNA LIMITED
ESCALLA EMPLOYEE OWNERSHIP TRUSTEE LIMITED
ESCALLA LIMITED

+1 more

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 score29/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

64.2

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route6,711m
Crossrail 2 route2,517m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,150 nationally

1,920

Est. population

11,205/km²

52%

Employed

53%

Degree educated

£38,700

Median income

4.7%

Claimant rate

Urban coreHigh densityMixed

35

Community stability

Age profile

23%
35%
21%
13%
Under 1823%
18–3435%
35–4921%
50–6413%
65+7%

Tenure

14%
15%
33%
36%
Own outright14%
Own (mortgage)15%
Private rent33%
Social rent36%
Shared ownership2%
Rent free1%

Ethnicity

37%
22%
14%
White British37%
White Other22%
Asian14%
Black13%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine11%
No car household68%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Social rent36%
Private rent33%

vs. London

Income vs London-7.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
54
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
23
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)
21
Largest scheme
67 homes · 1, 1, Prince Of Wales Road, London, NW5 3LW
Pipeline pressure
NONE

Named schemes (500m)

1, 1, Prince Of Wales Road, London, NW5 3LW67 homes
completed
Former 9, Tally Ho P.H. 9, Fortess Road, London, NW5 1AA33 homes
completed
5-8, 5-8, Anglers Lane, NW3 3DG27 homes
completed
Site at 74A, 74a, Holmes Road, London, NW5 3AT27 homes
completed
LAND ON CORNER OF, LAND ON CORNER OF, ARCTIC STREET, SPRING PLACE, NW525 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 3AB

Full postcodeNW5 3AB
Postcode districtNW5
BoroughLondon Borough of Camden
WardKentish Town South
Latitude51.549785
Longitude-0.143365
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