Kentish Town South · Camden · Holborn and St Pancras constituency · 51.54820, -0.14395

NW5 3BS— Kentish Town South, Camden

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 66/100Transport 58/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
69
Safety
66
Schools
90
Transport
58
Environment
54
Investment
50

The bottom line

NW5 3BS 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 3BS

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-7.9% vs London avg
vs London crime+143.0% vs London avg

Deep-dive guides for NW5 3BS

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

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Postcode Personality

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“The practical family move”

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How NW5 3BS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Patrick's Catholic Primary School

Not yet inspected · Inspected Nov 2024 · 2 min walk

KS2: 104.5

★★

Secondary

The Camden School for Girls

Good · Inspected Jun 2022 · 9 min walk

P8: +0.62A8: 65.3

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kate Greenaway Nursery School and Children's Centre

Not inspected · 26 min walk

8 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

157.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

-2% vs borough

Crime by type

Other34%
Violence & sexual offences23%
Anti-social behaviour16%
Theft8%
Vehicle crime7%
Burglary5%
Robbery4%
Drug offences3%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 538m

Crime is +143% 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£12,897/m²
Price per ft²£1,198/ft²
Avg floor area119.3 m²

EPC breakdown

C
1%
D
5%

Based on 6 properties · Confidence: low

Street mix

Terraced 100%

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£298,250
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £1,982
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.2%

Total change

+644%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.2%

per year

Acceleration

+6.39

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £700k+ · 8 sales

Property Type Mix

Total: 8 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£200k£200k+0%1
Pre-crash peak2005–2005£485k£485k+0%1
GFC & correction2011–2011£765k£765k+0%1
Help-to-Buy recovery2014–2014£1.15m£1.15m+0%1
Pandemic surge2020–2020£1.35m£1.35m+0%1
Rate-rise correction2022–2022£1.38m£1.38m+0%2
Current market2025–2025£1.49m£1.49m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position75

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
3.9 min walk
Kentish Town West

Nearby stations

Kentish Town West Rail StationMildmay
3 min walk
Kentish Town WestNational Rail
3 min walk
Kentish Town Underground StationNorthern
4 min walk
Chalk Farm Underground StationNorthern
10 min walk
Camden Road Rail StationMildmay
10 min walk
No bus stops within 400m

59

Walkability score

212

Footpaths (500m)

8

Santander docks (800m)

0.4 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)

2

EV chargers (800m)

Total spaces (800m)18
Nearest car park267m
Santander docks (800m)8
Nearest cycle dock0.4 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: 31.0 µg/m³ · PM2.5: 22.0 µg/m³
Better than 73% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.5 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 2.8 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

3 min walk

71%

Recommend GP

71%

Overall GP experience

9

GPs within 1km

11

Dentists within 1km

2

Care homes (1km)

Nearest hospitalRoyal Free Hospital · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

244

Parks (1km)

73

Restaurants (800m)

35

Cafes (800m)

5

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

7

Sports (1km)

1

Convenience

Nearest supermarketLondis · 766 m
1 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

169m

Post office

Nearby shops

JSD Local217 m
Malden Food and Wine526 m
Sami's Off Licence537 m
Marmara545 m

Nearby cafes

Map Studio Café82 m
Troy Cafe Restaurant199 m
GAIL's207 m
Caliendo's Gelato208 m

Nearby restaurants

The Holmes Cafe156 m
Yumi164 m
Nando's167 m
The China169 m

Nearby pubs

George IV155 m
The Grafton161 m
The Old Farmhouse217 m
Camden Beer Hall254 m

Nearby gyms

Kentish Town Sports Centre123 m
The Form Room245 m
Talacre Community Sports Centre246 m
The Dome551 m

Nearby pharmacies

Camden Pharmacy567 m
sandy Pharmacy630 m
Eico Pharmacy746 m
Biotech Pharmacy851 m

Nearby health

Guy Gold Performance Centre246 m
Prince Of Wales Medical Centre279 m
Dentist & Hygienist320 m
James Wigg Group Practice360 m
Food hygiene (5-star)42% of 351

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

SANBANCHO LTD

Investment

Investment grade, yield and market outlook

50

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 score37/100
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

62.9

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route6,572m
Crossrail 2 route2,362m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,155 nationally

1,535

Est. population

18,887/km²

63%

Employed

63%

Degree educated

£38,700

Median income

4.4%

Claimant rate

Urban coreVery high densityYoung professionals

40

Community stability

Age profile

18%
30%
22%
16%
15%
Under 1818%
18–3430%
35–4922%
50–6416%
65+15%

Tenure

24%
20%
33%
22%
Own outright24%
Own (mortgage)20%
Private rent33%
Social rent22%
Shared ownership0%
Rent free0%

Ethnicity

49%
25%
White British49%
White Other25%
Asian9%
Black7%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine10%
No car household61%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Private rent33%
Social rent22%

vs. London

Income vs London-7.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
55
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
20
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
170 homes · Hawley Wharf, Hawley Wharf, Chalk Farm Road, Castelhaven Road, Hawley Road, Kentish Town Road, NW1 8NZ
Pipeline pressure
NONE

Named schemes (500m)

1, 1, Prince Of Wales Road, London, NW5 3LW67 homes
completed
Former Princes Park At 52, Travellers Site, 52-52a, Prince Of Wales Road, to rear (part) Dalby Street,(part) Wilkin St Mews, London, NW5 3LR55 homes
completed
Site at 74A, 74a, Holmes Road, London, NW5 3AT27 homes
completed
5-8, 5-8, Anglers Lane, NW3 3DG27 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 3BS

Full postcodeNW5 3BS
Postcode districtNW5
BoroughLondon Borough of Camden
WardKentish Town South
Latitude51.548203
Longitude-0.143949
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