Kilburn · Camden · Hampstead and Highgate constituency · 51.53943, -0.18193

NW8 0HR— Kilburn, Camden

Location and area intelligence for NW8 0HR, Kilburn, Camden

The practical family move

 

Schools 100%Safety 77/100Transport 52/100Low yield 3.20%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
68
Safety
77
Schools
90
Transport
52
Environment
54
Investment
55

The bottom line

NW8 0HR offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

NW8 0HR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-7.6% vs London avg
vs London crime+34.0% vs London avg

Deep-dive guides for NW8 0HR

🛡️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 NW8 0HR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Holy Trinity CofE Primary School, NW3

Not yet inspected · Inspected Nov 2024 · 10 min walk

KS2: 105.8

★★

Secondary

Harris Academy St John's Wood

Good · Inspected Nov 2019 · 5 min walk

P8: +0.53A8: 50.9

100% of local schools rated Good or Outstanding · based on 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 17 min walk

4 primaries · 4 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

87.2 incidents per 1,000 residents

Higher crime than 66% of London
→ Stable

-46% vs borough

Crime by type

Other33%
Violence & sexual offences18%
Anti-social behaviour17%
Theft11%
Burglary10%
Drug offences4%
Robbery4%
Vehicle crime4%

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 1.6km

Crime is +34% above London average

Property

Prices, sales volume and market trends

Avg floor area69.2 m²

EPC breakdown

C
13%
D
7%

Based on 20 properties · Confidence: medium

Street mix

Flat 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

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£173,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,442
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2023 · CAGR

+6%

Total change

+326%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.9%

per year

Acceleration

+7.84

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £400k–£450k · 13 sales

Property Type Mix

Total: 13 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£129k£129k+0%1
Post-dot-com plateau2001–2001£165k£165k+0%1
Pre-crash peak2005–2006£210k£246k+16.9%2.5
GFC & correction2010–2012£355k£315k-11.3%1
Help-to-Buy recovery2016–2016£445k£445k+0%1
Brexit uncertainty2019–2019£403k£403k+0%1
Rate-rise correction2022–2023£455k£550k+20.9%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.1% alpha

Flat/maisonette+2.1% α
Local
16.9%
District
14.8%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

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 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Finchley Road Underground StationJubilee line
10 min walk
South Hampstead

Nearby stations

South Hampstead Rail StationLioness
4 min walk
South HampsteadNational Rail
4 min walk
Swiss Cottage Underground StationJubilee
9 min walk
Kilburn High Road Rail StationLioness
9 min walk
St. John's Wood Underground StationJubilee
10 min walk
No bus stops within 400m

57

Walkability score

130

Footpaths (500m)

3

Santander docks (800m)

0.7 km

Nearest cycle dock

Central London commute times

London Bridge ★38 min
Victoria40 min ↑
Waterloo40 min ↑
Canary Wharf48 min ↑
City44 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

22

Car parks (800m)

1

EV chargers (800m)

Nearest car park115m
Santander docks (800m)3
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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 28.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 78% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.4 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 81% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.4 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): 2

Landslide susceptibility: Medium

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 yield852.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

PES@SAFARIAN & SIMON (ABBEY RD) SWL

SAFARIAN & SIMON OPTICIANS, 53 ABBEY ROAD, NW8 0AD

4 min walk

7

GPs within 1km

10

Dentists within 1km

4

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 838 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 1.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

69

Parks (1km)

20

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

13

Sports (1km)

4

Convenience

Nearest supermarketSave More · 313 m
1 tennis courts1 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

473m

Post office

Nearby shops

Londis270 m
A. D. Food & Wine274 m
Green Village Deli292 m
Fair Supermarket321 m

Nearby cafes

London Coffee Bank268 m
Liten282 m
Dawn Seal285 m
Zebra X286 m

Nearby restaurants

ThongLor272 m
Almas273 m
Nona Swiss Cottage288 m
Cent Anni289 m

Nearby pubs

The Arches Wine Bar & Restaurant287 m
The Clifton452 m
The Priory Tavern659 m
The Studio722 m

Nearby gyms

Feel Electric306 m
Gav the Champ310 m
Performance RX356 m
Pilates Tonic483 m

Nearby pharmacies

Hodgetts Chemist268 m
Superdrug691 m
Boots712 m
Holmes Chemist848 m

Nearby health

Abbey Road Dental267 m
Belsize Priory Health Centre321 m
St. John's Wood Orthodontic Clinic535 m
NW London Smile Centre561 m
Food hygiene (5-star)51% of 69

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

243 CONSULTANCY LIMITED
GOOD ENERGY LIVING LTD
LONDON CITY FINANCE LTD

Investment

Investment grade, yield and market outlook

55

Investment score

Good

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
3.2% (average)London avg: 3.8%Below average yield — bottom 57%
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Future outlook

26.6

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,465m
Crossrail 2 route3,621m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,929 nationally

1,513

Est. population

21,007/km²

51%

Employed

43%

Degree educated

£38,800

Median income

8.6%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

31

Community stability

Age profile

22%
24%
20%
19%
15%
Under 1822%
18–3424%
35–4920%
50–6419%
65+15%

Tenure

30%
50%
Own outright7%
Own (mortgage)8%
Private rent30%
Social rent50%
Shared ownership5%
Rent free0%

Ethnicity

25%
22%
20%
16%
White British26%
White Other22%
Asian20%
Black16%
Mixed7%
Other10%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine19%
No car household74%
Unemployed7%
No qualifications21%

Housing tenure (Census 2021)

Social rent50%
Private rent30%

vs. London

Income vs London-7.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
152
Live planning apps (800m)
33
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
59
Planning apps (3 years)
55
Local approval rate
70%
Borough approval rate
87%
Opportunity area
No
CIL rate (residential)
£250/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
11
Largest scheme
113 homes · 20, 20, ABBEY ROAD, NW8
Pipeline pressure
NONE

Named schemes (500m)

59 - 65, 59 - 65, Belsize Road, NW6 4BE54 homes
completed
17, Hilgrove Road, London, NW6 4TH50 homes
completed
154, 154, Loudoun Road, NW8 0DJ42 homes
completed
43-53, 43-53, MARLBOROUGH HILL, NW835 homes
completed
100-106, 100, Goldhurst Terrace, London, NW6 3HS17 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
13.3%
Ward turnout
30%
Election year
2026
MP
Tulip Siddiq (Labour)
MP majority
14,970
Constituency
Hampstead and Highgate

Councillors

Eddie HansonLabour
Ash AtkinsonGreen
Andre Lopez-TurnerGreen

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Key facts for NW8 0HR

Full postcodeNW8 0HR
Postcode districtNW8
BoroughLondon Borough of Camden
WardKilburn
Latitude51.539428
Longitude-0.181928
Parliamentary constituencyHampstead and Highgate
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