Primrose Hill · Camden · Hampstead and Highgate constituency · 51.53980, -0.17090

NW8 6HT— Primrose Hill, Camden

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

The family fortress

 

Top 13% LondonSchools 100%Safety 65/100Transport 47/100Low yield 3.20%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
72
Safety
65
Schools
90
Transport
47
Environment
64
Investment
53

The bottom line

NW8 6HT offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

NW8 6HT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.9% vs London avg
vs London crime+148.0% vs London avg

Deep-dive guides for NW8 6HT

🛡️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 family fortress”

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How NW8 6HT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St John's Wood Primary School

Good · Inspected Sept 2019 · 10 min walk

KS2: 107.4

★★

Secondary

The UCL Academy

Good · Inspected May 2024 · 3 min walk

P8: -0.14A8: 46.7

100% of local schools rated Good or Outstanding · based on 26 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

160.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

0% vs borough

Crime by type

Other35%
Violence & sexual offences19%
Anti-social behaviour16%
Theft13%
Burglary6%
Vehicle crime5%
Robbery4%
Drug offences3%

Road safety

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Paddington Fire Station · 2.4km

Crime is +148% above London average

Property

Prices, sales volume and market trends

Avg floor area1010 m²

EPC breakdown

B
1%
C
2%
D
1%
E
3%
F
1%

Based on 8 properties · Confidence: low

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£2,525,000
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,343
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Distribution

P25: £700k+ · P75: £700k+ · 1 sales

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£1.86m£1.86m+0%1

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Swiss Cottage StationJubilee line
6 min walk
South Hampstead

Nearby stations

Swiss Cottage Underground StationJubilee
6 min walk
South Hampstead Rail StationLioness
7 min walk
South HampsteadNational Rail
7 min walk
St. John's Wood Underground StationJubilee
8 min walk
Finchley Road Underground StationJubilee · Metropolitan
12 min walk
No bus stops within 400m

41

Walkability score

71

Footpaths (500m)

7

Santander docks (800m)

0.4 km

Nearest cycle dock

Central London commute times

London Bridge ★26 min
Victoria29 min ↓
Waterloo28 min ↓
Canary Wharf36 min ↓
City33 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

20

Car parks (800m)

9

EV chargers (800m)

Nearest car park256m
Santander docks (800m)7
Nearest cycle dock0.4 km

Connectivity

Broadband and mobile coverage

80%

Full fibre

80%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed404 Mbps
Median download413 Mbps
Superfast coverage80%
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: 2.2 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 70%
More green space than 91% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.2 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): None recorded

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

SWISS COTTAGE SURGERY

2 WINCHESTER MEWS, SWISS COTTAGE, NW3 3NP

4 min walk

82%

Recommend GP

82%

Overall GP experience

12

GPs within 1km

10

Dentists within 1km

3

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 780 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

121

Parks (1km)

18

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

10

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Ordnance Arms (447 m)

Nearest supermarketPanzer's Delicatessen · 713 m
2 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)

2

Cinemas (2km)

382m

Post office

Nearby shops

Welcome342 m
AA Food380 m
Costcutter455 m
Emerald Food & Wine477 m

Nearby cafes

Hagen604 m
Pasticcio606 m
Tania's Coffee614 m
Helterskelter616 m

Nearby restaurants

Carluccio's271 m
Arabesque418 m
Bradleys424 m
Deliveroo Swiss Cottage491 m

Nearby pubs

The Ordnance Arms447 m
Backstage Bar543 m
The Duke Of York622 m
The Arches Wine Bar & Restaurant728 m

Nearby gyms

Swiss Cottage Leisure Centre Swimming Pool305 m
Swiss Cottage Leisure Centre324 m
Swiss Cottage Leisure Centre Gym330 m
Heartcore Fitness526 m

Nearby pharmacies

Superdrug644 m
St Johns Wood Pharmacy650 m
Boots726 m
Courtenay Chemists842 m

Nearby health

Swiss Cottage Surgery347 m
NW London Smile Centre372 m
St. John's Wood Orthodontic Clinic448 m
Bray Dental Practice502 m
Food hygiene (5-star)51% of 87

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

53

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 score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Future outlook

52

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route6,931m
Crossrail 2 route2,934m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,800 nationally

1,920

Est. population

10,773/km²

55%

Employed

64%

Degree educated

£44,900

Median income

3.2%

Claimant rate

SuburbanHigh densityRenters

28

Community stability

Age profile

24%
24%
26%
14%
Under 1824%
18–3424%
35–4926%
50–6414%
65+12%

Tenure

22%
55%
Own outright22%
Own (mortgage)12%
Private rent55%
Social rent11%
Shared ownership1%

Ethnicity

19%
25%
37%
White British19%
White Other25%
Asian37%
Black4%
Mixed5%
Other11%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine7%
No car household57%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Private rent55%
Social rent11%

vs. London

Income vs London+6.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
93
Live planning apps (800m)
18
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
40
Planning apps (3 years)
23
Local approval rate
73%
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)
15
Largest scheme
169 homes · SWISS COTTAGE LEISURE CENTRE, CORNER OF, SWISS COTTAGE LEISURE CENTRE, CORNER OF, WINCHESTER ROAD, ADELAIDE ROAD, NW3
Pipeline pressure
NONE

Named schemes (500m)

SWISS COTTAGE LEISURE CENTRE, CORNER OF, SWISS COTTAGE LEISURE CENTRE, CORNER OF, WINCHESTER ROAD, ADELAIDE ROAD, NW3169 homes
completed
Former 157a, 2-20, Fellows Road, & 157A Fellows Road, London, NW3 3JJ76 homes
completed
THE ROSSETTI PUBLIC HOUSE, 23, THE ROSSETTI PUBLIC HOUSE, 23, QUEENS GROVE, NW823 homes
completed
1, St John's Wood Park, London, NW8 6QS9 homes
completed
Swiss Cottage Development Site, Swiss Cottage Development Site, Winchester Road, Winchester Road, London6 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 6HT

Full postcodeNW8 6HT
Postcode districtNW8
BoroughLondon Borough of Camden
WardPrimrose Hill
Latitude51.539805
Longitude-0.170896
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