Primrose Hill · Camden · Hampstead and Highgate constituency · 51.53932, -0.17348

NW8 6RD— Primrose Hill, Camden

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

The family fortress

 

Top 5% LondonSchools 100%Safety 65/100Transport 62/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
77
Safety
65
Schools
90
Transport
62
Environment
64
Investment
48

The bottom line

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

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Location

NW8 6RD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
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 6RD

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

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“The family fortress”

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How NW8 6RD 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 25 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 2.2km

Crime is +148% 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£10,966/m²
Price per ft²£1,019/ft²
Avg floor area115.4 m²

EPC breakdown

C
7%
D
7%
E
2%

Based on 16 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£288,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingSingle glazed
Council tax band Band FAnnual charge £2,343
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+5.5%

Total change

+305%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.6%

per year

Acceleration

-11.49

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 21 sales

Property Type Mix

Total: 21 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£315k£460k+46%1.5
Post-dot-com plateau2001–2002£550k£325k-40.9%1
Pre-crash peak2005–2005£525k£525k+0%1
GFC & correction2010–2012£968k£1.40m+44.7%1.5
Help-to-Buy recovery2013–2015£1.94m£1.80m-7.2%1
Pandemic surge2021–2021£1.75m£1.75m+0%1
Rate-rise correction2022–2023£1.75m£1.27m-27.1%2
Current market2024–2025£1.35m£1.27m-5.6%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.1% alpha

Flat/maisonette-0.1% α
Local
5.5%
District
5.6%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

84out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

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

48

Walkability score

165

Footpaths (500m)

6

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

24

Car parks (800m)

7

EV chargers (800m)

Nearest car park105m
Santander docks (800m)6
Nearest cycle dock0.4 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: 2.2 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 31%
More green space than 91% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.3 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

SWISS COTTAGE SURGERY

2 WINCHESTER MEWS, SWISS COTTAGE, NW3 3NP

5 min walk

82%

Recommend GP

82%

Overall GP experience

13

GPs within 1km

11

Dentists within 1km

5

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 682 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 1.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

116

Parks (1km)

26

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

6

Gyms (1km)

14

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Ordnance Arms (415 m)

Nearest supermarketPanzer's Delicatessen · 658 m
2 tennis courts2 swimming pools4 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)

328m

Post office

Nearby shops

AA Food325 m
Welcome411 m
Emerald Food & Wine437 m
Green Village Deli491 m

Nearby cafes

Helterskelter525 m
Zara Cafe537 m
Liten548 m
Hagen580 m

Nearby restaurants

Carluccio's378 m
Cent Anni439 m
Deliveroo Swiss Cottage441 m
Arabesque457 m

Nearby pubs

The Ordnance Arms415 m
Backstage Bar564 m
The Arches Wine Bar & Restaurant586 m
The Duke Of York588 m

Nearby gyms

Swiss Cottage Leisure Centre Swimming Pool344 m
Swiss Cottage Leisure Centre359 m
Swiss Cottage Leisure Centre Gym368 m
Heartcore Fitness404 m

Nearby pharmacies

Superdrug610 m
St Johns Wood Pharmacy620 m
Boots686 m
Courtenay Chemists831 m

Nearby health

St. John's Wood Orthodontic Clinic300 m
NW London Smile Centre313 m
Swiss Cottage Surgery390 m
Willow Tree Dental610 m
Food hygiene (5-star)50% of 110

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

A

High street health

Registered businesses

KAGONA LTD

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
£2,102London avg: £1,950/mo
Gross yield
3.2% (average)London avg: 3.8%Below average yield — bottom 57%
Gentrification score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

66.6

Price growth score

B
High

Development pressure

Low

New supply risk

Low-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,022m
Crossrail 2 route3,074m

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

Urban coreHigh densityYoung professionals

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)
131
Live planning apps (800m)
28
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
48
Planning apps (3 years)
31
Local approval rate
69%
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
Development Site At 1, Queens Grove, 12-22 Finchley Road, NW8 6EB66 homes
completed
43-53, 43-53, MARLBOROUGH HILL, NW835 homes
completed
THE ROSSETTI PUBLIC HOUSE, 23, THE ROSSETTI PUBLIC HOUSE, 23, QUEENS GROVE, NW823 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 6RD

Full postcodeNW8 6RD
Postcode districtNW8
BoroughLondon Borough of Camden
WardPrimrose Hill
Latitude51.539323
Longitude-0.173482
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