Primrose Hill · Camden · Hampstead and Highgate constituency · 51.53777, -0.16507

NW8 6DB— Primrose Hill, Camden

Location and area intelligence for NW8 6DB, Primrose Hill, Camden

The family fortress

 

Top 10% LondonSchools 100%Safety 84/100Transport 40/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
73
Safety
84
Schools
90
Transport
40
Environment
83
Investment
39

The bottom line

NW8 6DB offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW8 6DB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.9% vs London avg
vs London crime-25.0% vs London avg

Deep-dive guides for NW8 6DB

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How NW8 6DB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Paul's Church of England Primary School

Not yet inspected · 6 min walk

KS2: 104.0

★★

Secondary

The UCL Academy

Good · Inspected May 2024 · 8 min walk

P8: -0.14A8: 46.7

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

48.7 incidents per 1,000 residents

Better than 64% of London
→ Stable

-70% vs borough

Crime by type

Anti-social behaviour28%
Other24%
Burglary16%
Violence & sexual offences16%
Vehicle crime8%
Theft4%
Robbery3%
Drug offences1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 2.3km

Crime is 25% 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£12,767/m²
Price per ft²£1,186/ft²
Avg floor area219.6 m²

EPC breakdown

C
8%
D
12%
E
3%

Based on 23 properties · Confidence: medium

Street mix

Detached 3%Flat 97%

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£549,000
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 (community)
GlazingSingle glazed
Council tax band Band GAnnual charge £2,703
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+6.1%

Total change

+432%

Market Activity

Price Velocity & Acceleration

Current Velocity

-33.3%

per year

Acceleration

-64.18

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 37 sales

Property Type Mix

Total: 37 sales

Detached2.7%
Flat/maisonette97.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£505k£920k+82.2%2.3
Post-dot-com plateau2001–2004£1.08m£1.03m-4.6%1.7
Pre-crash peak2005–2007£1.31m£2.77m+111.8%1.7
GFC & correction2008–2012£1.25m£2.37m+89.2%1.2
Help-to-Buy recovery2014–2016£3.75m£3.35m-10.7%2
Brexit uncertainty2017–2019£2.70m£2.35m-13%2.3
Pandemic surge2021–2021£3.08m£3.08m+0%1
Current market2024–2025£4.03m£2.69m-33.3%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Flat/maisonette+0.4% α
Local
6.1%
District
5.7%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
St John's Wood StationJubilee line
8.3 min walk
South Hampstead

Nearby stations

St. John's Wood Underground StationJubilee
9 min walk
Swiss Cottage Underground StationJubilee
12 min walk
South Hampstead Rail StationLioness
13 min walk
South HampsteadNational Rail
13 min walk
Chalk Farm Underground StationNorthern
13 min walk
No bus stops within 400m

37

Walkability score

61

Footpaths (500m)

7

Santander docks (800m)

0.3 km

Nearest cycle dock

Central London commute times

London Bridge ★35 min
Victoria38 min ≈
Waterloo37 min ↓
Canary Wharf45 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

8

Car parks (800m)

1

EV chargers (800m)

Nearest car park164m
Santander docks (800m)7
Nearest cycle dock0.3 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: 1.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 49%
More green space than 99% 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): 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 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 AT SAFARIAN AND SIMON HILLINGDON

62 ST JOHNS WOOD HIGH STREET, NW8 7SH

8 min walk

9

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 851 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 1.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

137

Parks (1km)

13

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Ordnance Arms (496 m)

Nearest supermarketPanzer's Delicatessen · 694 m
3 tennis courts2 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

441m

Post office

Nearby shops

Whisson News & Food393 m
St. John's Wood Food Store438 m
Costcutter584 m
Ben's606 m

Nearby cafes

Hagen551 m
The Cherish Club571 m
Alma572 m
Unico Gelato596 m

Nearby restaurants

The New Inn272 m
Drunch401 m
Oslo Court521 m
Johnny Green543 m

Nearby pubs

The Ordnance Arms496 m
The Duke Of York587 m
The Queens595 m
The Washington895 m

Nearby gyms

1 Rebel631 m
Heartcore Fitness721 m
Swiss Cottage Leisure Centre Swimming Pool726 m
Swiss Cottage Leisure Centre744 m

Nearby pharmacies

St Johns Wood Pharmacy594 m
Courtenay Chemists681 m
Lord's Pharmacy915 m

Nearby health

Aura Dental454 m
Primrose Dental Practice621 m
SmileMore Dental Care624 m
Bray Dental Practice636 m
Food hygiene (5-star)53% of 47

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

RYLS CAPITAL LTD

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

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 score22/100
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 owner / renter

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

57.8

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route6,486m
Crossrail 2 route2,471m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,632 nationally

1,539

Est. population

4,741/km²

57%

Employed

66%

Degree educated

£44,900

Median income

2.7%

Claimant rate

SuburbanMedium densityEstablished mixed

37

Community stability

Age profile

24%
19%
22%
19%
15%
Under 1824%
18–3420%
35–4923%
50–6419%
65+15%

Tenure

26%
17%
40%
17%
Own outright26%
Own (mortgage)17%
Private rent40%
Social rent17%
Shared ownership0%

Ethnicity

35%
31%
16%
White British35%
White Other31%
Asian16%
Black5%
Mixed5%
Other8%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine8%
No car household44%
Unemployed3%
No qualifications11%

Housing tenure (Census 2021)

Private rent40%
Social rent17%

vs. London

Income vs London+6.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
63
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
35
Planning apps (3 years)
21
Local approval rate
74%
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)
3
Largest scheme
64 homes · Guinness Court, Guinness Court, St Edmund's Terrace, NW8 7QE
Pipeline pressure
NONE

Named schemes (500m)

Guinness Court, Guinness Court, St Edmund's Terrace, NW8 7QE64 homes
completed
19-22, 19-22, ST EDMUNDS TERRACE, TITCHFIELD ROAD, NW823 homes
completed
17-19, 17, Elsworthy Road, London, NW3 3DS19 homes
completed
32, St Edmund's Terrace, London, NW8 7QN16 homes
completed
4-6, 4-6, St Edmund's Terrace, NW8 7QP9 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
12.0%
Ward turnout
39%
Election year
2026
MP
Tulip Siddiq (Labour)
MP majority
14,970
Constituency
Hampstead and Highgate

Councillors

Dan CorbyLabour
Lauren KeilesLabour
Suleiman Mohamoud OsmanLabour

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Key facts for NW8 6DB

Full postcodeNW8 6DB
Postcode districtNW8
BoroughLondon Borough of Camden
WardPrimrose Hill
Latitude51.537771
Longitude-0.165066
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