Kilburn · Camden · Hampstead and Highgate constituency · 51.53742, -0.18551

NW8 0RH— Kilburn, Camden

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 86/100Transport 50/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Standout strength: safety

Liveability
69
Safety
86
Schools
60
Transport
50
Environment
54
Investment
42

The bottom line

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

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Location

NW8 0RH

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-53.0% vs London avg

Deep-dive guides for NW8 0RH

🛡️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 NW8 0RH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Augustines Federated Schools: CofE Primary School

Not yet inspected · Inspected Apr 2025 · 7 min walk

KS2: 104.6

—

Secondary

St George's Catholic School

Not yet inspected · Inspected Jan 2025 · 6 min walk

P8: +0.70A8: 55.9

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

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

30.8 incidents per 1,000 residents

Better than 78% of London
→ Stable

-81% vs borough

Crime by type

Other32%
Violence & sexual offences24%
Anti-social behaviour20%
Theft7%
Vehicle crime7%
Drug offences3%
Robbery3%
Burglary3%

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 1.7km

Crime is 53% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

NW8 district median

£787,500

Based on 47 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£8,498/m²
Price per ft²£789/ft²
Avg floor area109.3 m²

EPC breakdown

B
2%
C
35%
D
11%
E
7%
F
1%

Based on 56 properties · Confidence: high

Street mix

Terraced 36%Flat 48%Other 16%

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£273,250
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)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,442
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+9.6%

Total change

+1448%

Market Activity

Price Velocity & Acceleration

Current Velocity

+295.4%

per year

Acceleration

+306.62

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 42 sales

Property Type Mix

Total: 42 sales

Terraced42.9%
Flat/maisonette57.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£111k£80k-28%2
Post-dot-com plateau2003–2003£208k£208k+0%4
Pre-crash peak2005–2007£300k£247k-17.5%1.7
GFC & correction2008–2011£2.88m£590k-79.5%2.8
Help-to-Buy recovery2015–2015£460k£460k+0%3
Brexit uncertainty2018–2019£2.50m£340k-86.4%1
Pandemic surge2020–2020£2.36m£2.36m+0%2
Rate-rise correction2022–2023£1.50m£1.50m-0.3%2
Current market2024–2026£490k£1.72m+251%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.9% alpha

Weakest performer

Terraced

-5.9% alpha

Flat/maisonette+1.9% α
Local
12%
District
10.1%
Terraced-5.9% α
Local
-8.2%
District
-2.3%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Maida Vale Underground StationBakerloo line
10.2 min walk
Kilburn High Road

Nearby stations

Kilburn High Road Rail StationLioness
6 min walk
Kilburn High RoadNational Rail
6 min walk
South Hampstead Rail StationLioness
8 min walk
Kilburn Park Underground StationBakerloo
8 min walk
Maida Vale Underground StationBakerloo
11 min walk
No bus stops within 400m

52

Walkability score

81

Footpaths (500m)

2

Santander docks (800m)

0.5 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

26

Car parks (800m)

4

EV chargers (800m)

Nearest car park152m
Santander docks (800m)2
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 waterNONE
No assessed surface water flood risk
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: 2.3 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 82% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.7 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): 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

ABBEY MEDICAL CENTRE

85 ABBEY ROAD, NW8 0AG

1 min walk

94%

Recommend GP

94%

Overall GP experience

5

GPs within 1km

7

Dentists within 1km

4

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 865 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 2.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

104

Parks (1km)

26

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

9

Gyms (1km)

27

Sports (1km)

3

Convenience

Nearest supermarketMilad Supermarket · 400 m
14 tennis courts1 swimming pools3 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)

342m

Post office

Nearby shops

Londis85 m
A. D. Food & Wine96 m
Sainsbury's Local284 m
Queens Food & Wine402 m

Nearby cafes

Gourmet Grind45 m
London Coffee Bank68 m
Dawn Seal123 m
Zebra X131 m

Nearby restaurants

Geamos23 m
Hiro39 m
Morso45 m
Mamma Santissima45 m

Nearby pubs

The Clifton170 m
The Studio393 m
Queens Arms411 m
The Priory Tavern415 m

Nearby gyms

Feel Electric38 m
Pilates Tonic341 m
Bannatyne Health Club389 m
énergie fitness442 m

Nearby pharmacies

Hodgetts Chemist72 m
Holmes Chemist710 m
Vineyard Pharmacy813 m

Nearby health

Abbey Road Dental71 m
Belsize Priory Health Centre335 m
The Dental Design Studio404 m
St. John's Wood Orthodontic Clinic706 m
Food hygiene (5-star)51% of 90

Business

Local businesses registered here

Active businesses
22
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
16
3yr survival rate
100.0%
Right-to-buy sales (5yr)
198

High street

A

High street health

Registered businesses

ARAM INTERPRETING AND TRANSLATION SERVICES LTD
BAMBOO PIZZERIA LIMITED
BEN URI GALLERY AND MUSEUM LIMITED
BOUNDARY ROAD INVESTMENTS LTD
BRIOCHE BLOOM LTD

+15 more

Investment

Investment grade, yield and market outlook

42

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
3.2% (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
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

42.4

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,516m
Crossrail 2 route3,788m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,305 nationally

1,915

Est. population

25,144/km²

50%

Employed

39%

Degree educated

£38,800

Median income

5.9%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

35

Community stability

Age profile

29%
23%
22%
16%
Under 1829%
18–3423%
35–4922%
50–6416%
65+10%

Tenure

25%
54%
Own outright10%
Own (mortgage)9%
Private rent25%
Social rent54%
Shared ownership0%
Rent free1%

Ethnicity

22%
17%
19%
20%
15%
White British22%
White Other17%
Asian19%
Black20%
Mixed6%
Other15%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine20%
No car household64%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent54%
Private rent25%

vs. London

Income vs London-7.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
163
Live planning apps (800m)
41
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
56
Planning apps (3 years)
59
Local approval rate
68%
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)
18
Largest scheme
195 homes · Oxford Road, NW6 5SN
Pipeline pressure
NONE

Named schemes (500m)

98a, 98a, Boundary Road, NW8 0RH15 homes
completed
Former 85, 85- 91, Abbey Road, London14 homes
completed
5-7, 5-7, BELGRAVE GARDENS, NW812 homes
completed
9 Langtry Road, London, NW8 0AJ11 homes
completed
83, 83, Abbey Road, London, NW8 0AG10 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 0RH

Full postcodeNW8 0RH
Postcode districtNW8
BoroughLondon Borough of Camden
WardKilburn
Latitude51.537424
Longitude-0.185512
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