Regent's Park · Westminster · Cities of London and Westminster constituency · 51.53599, -0.17184

NW8 6PS— Regent's Park, Westminster

Location and area intelligence for NW8 6PS, Regent's Park, Westminster

The family fortress

 

Bottom 25% LondonSchools 100%Safety 77/100Transport 56/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
71
Safety
77
Schools
90
Transport
56
Environment
65
Investment
48

The bottom line

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

Check your dealbreakers

Toggle the things that matter to you — see how NW8 6PS scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how NW8 6PS meets your needs.

Location

NW8 6PS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-0.7% vs London avg
vs London crime+35.0% vs London avg

Deep-dive guides for NW8 6PS

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare NW8 6PS with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe🍕 Buzzing

“The family fortress”

Share:WhatsAppShare on X

How NW8 6PS 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 · 5 min walk

KS2: 107.4

★★

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 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

87.6 incidents per 1,000 residents

Higher crime than 66% of London
→ Stable

-80% vs borough

Crime by type

Other39%
Anti-social behaviour16%
Violence & sexual offences12%
Theft11%
Vehicle crime10%
Burglary7%
Robbery3%
Drug offences2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Paddington Fire Station · 1.9km

Crime is +35% above 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£17,219/m²
Price per ft²£1,600/ft²
Avg floor area155 m²

EPC breakdown

C
2%
D
9%

Based on 11 properties · Confidence: medium

Street mix

Terraced 91%Flat 9%

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£387,500
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £1,309
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+8%

Total change

+838%

Market Activity

Price Velocity & Acceleration

Current Velocity

-27.4%

per year

Acceleration

-54.91

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £350k–£400k · 23 sales

Property Type Mix

Total: 23 sales

Terraced91.3%
Flat/maisonette8.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£283k£369k+30.6%2
Post-dot-com plateau2003–2004£980k£891k-9.1%1.5
Pre-crash peak2005–2006£920k£1.31m+42.4%2.5
GFC & correction2008–2010£1.40m£2.05m+46.6%1.3
Brexit uncertainty2017–2019£2.86m£3.65m+27.5%1.5
Current market2024–2024£2.65m£2.65m+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Terraced+0.4% α
Local
7.6%
District
7.2%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing3
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

St. John's Wood Underground StationJubilee
3 min walk
South Hampstead Rail StationLioness
10 min walk
South HampsteadNational Rail
10 min walk
Swiss Cottage Underground StationJubilee
11 min walk
Maida Vale Underground StationBakerloo
15 min walk
No bus stops within 400m

51

Walkability score

30

Footpaths (500m)

9

Santander docks (800m)

0.2 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)

1

EV chargers (800m)

Nearest car park287m
Santander docks (800m)9
Nearest cycle dock0.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 Mbps
Superfast coverage100%
All operators 5G97%

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: 1.8 km away✗ Not Green Belt✗ Not AONB39% green spaceTree canopy: 70%
More green space than 92% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.6 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

WELLINGTON HEALTH CENTRE

16 WELLINGTON ROAD, ST JOHNS WOOD, NW8 9SP

5 min walk

88%

Recommend GP

88%

Overall GP experience

9

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 373 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 2.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

117

Parks (1km)

16

Restaurants (800m)

11

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

10

Sports (1km)

5

Convenience

Nearest supermarketPanzer's Delicatessen · 283 m
2 tennis courts2 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
4,137 licensed premises in borough2,967 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

2

Cinemas (2km)

280m

Post office

Nearby shops

Tesco Express228 m
Nicolas244 m
Monocle269 m
Kent & Sons279 m

Nearby cafes

Hagen192 m
Helterskelter214 m
Starbucks236 m
Unico Gelato244 m

Nearby restaurants

Pret A Manger216 m
Drunch243 m
Motcombs244 m
Fora259 m

Nearby pubs

The Ordnance Arms32 m
The Duke Of York200 m
Lord's Tavern866 m
The Arches Wine Bar & Restaurant908 m

Nearby gyms

Heartcore Fitness218 m
1 Rebel309 m
Swiss Cottage Leisure Centre Swimming Pool710 m
Swiss Cottage Leisure Centre728 m

Nearby pharmacies

St Johns Wood Pharmacy232 m
Courtenay Chemists444 m
Lord's Pharmacy750 m
Holmes Chemist757 m

Nearby health

St. John's Wood Orthodontic Clinic265 m
SmileMore Dental Care272 m
Aura Dental319 m
Hospital of St John and St Elizabeth373 m
Food hygiene (5-star)58% of 71

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)
44

High street

A

High street health

Registered businesses

ELIANA PROPERTIES LIMITED

Investment

Investment grade, yield and market outlook

48

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£2,622London avg: £1,950/mo
Gross yield
4.0% (average)London avg: 3.8%Above average yield
Gentrification score20/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

52.2

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route6,686m
Crossrail 2 route2,834m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,228 nationally

1,392

Est. population

7,225/km²

54%

Employed

59%

Degree educated

£41,700

Median income

2.3%

Claimant rate

Inner cityHigh densityYoung professionals

35

Community stability

Age profile

19%
23%
21%
19%
16%
Under 1819%
18–3423%
35–4921%
50–6419%
65+16%

Tenure

22%
37%
28%
Own outright22%
Own (mortgage)13%
Private rent37%
Social rent28%
Shared ownership0%
Rent free0%

Ethnicity

33%
27%
17%
White British33%
White Other27%
Asian17%
Black6%
Mixed5%
Other12%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine12%
No car household53%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Private rent37%
Social rent28%

vs. London

Income vs London-0.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
131
Live planning apps (800m)
26
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
59
Planning apps (3 years)
40
Local approval rate
71%
Borough approval rate
85%
Opportunity area
No
CIL rate (residential)
£500/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
17
Largest scheme
282 homes · Dora House, 60, St John's Wood Road, NW8 7HN
Pipeline pressure
NONE

Named schemes (500m)

Development Site At 1, Queens Grove, 12-22 Finchley Road, NW8 6EB66 homes
completed
28-32, 28-32, Wellington Road, NW8 9SP36 homes
completed
Embassy Court, Embassy Court, Wellington Road, NW8 9SX25 homes
completed
THE ROSSETTI PUBLIC HOUSE, 23, THE ROSSETTI PUBLIC HOUSE, 23, QUEENS GROVE, NW823 homes
completed
10, 10, FINCHLEY ROAD, NW822 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
17.3%
Ward turnout
35%
Election year
2026
MP
Rachel Blake (Labour (Co-op))
MP majority
2,708
Constituency
Cities of London and Westminster

Councillors

Robert Charles RigbyConservative
Paul Stanley SwaddleConservative
Ralu Oteh-OsokaConservative

Live in NW8 6PS? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for NW8 6PS.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Westminster with nearby boroughs:

Westminster vs CamdenWestminster vs IslingtonWestminster vs Kensington And ChelseaWestminster vs Tower Hamlets

Similar postcodes

Frequently asked questions

📍 Track NW8 6PS

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for NW8 6PS

Full postcodeNW8 6PS
Postcode districtNW8
BoroughLondon Borough of Westminster
WardRegent's Park
Latitude51.535989
Longitude-0.171842
Parliamentary constituencyCities of London and Westminster
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