Regent's Park · Westminster · Cities of London and Westminster constituency · 51.53373, -0.16934

NW8 7AR— Regent's Park, Westminster

Location and area intelligence for NW8 7AR, Regent's Park, Westminster

High-connectivity investment target

 

Top 10% LondonSchools 100%Safety 73/100Transport 49/100Yield 4.00%⚠ Knotweed sites nearby

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
73
Safety
73
Schools
90
Transport
49
Environment
83
Investment
66

The bottom line

NW8 7AR 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: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Toggle the things that matter to you — see how NW8 7AR scores on each.

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Location

NW8 7AR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-0.7% vs London avg
vs London crime+70.0% vs London avg

Deep-dive guides for NW8 7AR

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

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Postcode Personality

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

“High-connectivity investment target”

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How NW8 7AR 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 · 1 min walk

KS2: 107.4

★★

Secondary

The UCL Academy

Good · Inspected May 2024 · 11 min walk

P8: -0.14A8: 46.7

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

110.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

-75% vs borough

Crime by type

Other42%
Burglary13%
Violence & sexual offences13%
Anti-social behaviour11%
Vehicle crime10%
Robbery5%
Theft3%
Drug offences2%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 1.8km

Crime is +70% above London average

Property

Prices, sales volume and market trends

Avg floor area55.8 m²

EPC breakdown

C
2%
D
2%

Based on 4 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£139,500
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 (not community)
GlazingPartial double glazing
Council tax band Band EAnnual charge £1,107
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Distribution

P25: £500k–£600k · P75: £500k–£600k · 1 sales

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Rate-rise correction2023–2023£516k£516k+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 3

Moderate

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

Nearby stations

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

61

Walkability score

97

Footpaths (500m)

13

Santander docks (800m)

0.1 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

11

Car parks (800m)

1

EV chargers (800m)

Nearest car park277m
Santander docks (800m)13
Nearest cycle dock0.1 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 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: 1.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.9 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

PES AT SAFARIAN AND SIMON HILLINGDON

62 ST JOHNS WOOD HIGH STREET, NW8 7SH

1 min walk

6

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 395 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

129

Parks (1km)

16

Restaurants (800m)

11

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

9

Sports (1km)

9

Convenience

Nearest supermarketPanzer's Delicatessen · 207 m
3 tennis courts1 swimming pools1 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)

1

Cinemas (2km)

98m

Post office

Nearby shops

Ben's88 m
St. John's Wood Food Store101 m
Kent & Sons113 m
St Johns Wood General Store128 m

Nearby cafes

The Cherish Club35 m
Poke House106 m
Unico Gelato113 m
Hagen128 m

Nearby restaurants

Johnny Green5 m
The Ivy St. John's Wood82 m
Babbo109 m
Azan137 m

Nearby pubs

The Duke Of York148 m
The Ordnance Arms275 m
Lord's Tavern673 m
The Trader's Inn1.1 km

Nearby gyms

1 Rebel104 m
Heartcore Fitness454 m
Lisson Green Outdoor Gym959 m
Swiss Cottage Leisure Centre Swimming Pool985 m

Nearby pharmacies

St Johns Wood Pharmacy122 m
Courtenay Chemists160 m
Lord's Pharmacy457 m
Woods Chemist1.1 km

Nearby health

Aura Dental93 m
SmileMore Dental Care121 m
St John's Wood Medical Practice373 m
Hospital of St John and St Elizabeth395 m
Food hygiene (5-star)60% of 72

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)
44

High street

A

High street health

Investment

Investment grade, yield and market outlook

66

Investment score

Good

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 score22/100
Right-to-buy sales (5yr)Owner-occupier growth signal44

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Future outlook

51.6

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route6,390m
Crossrail 2 route2,598m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,690 nationally

1,896

Est. population

29,017/km²

59%

Employed

61%

Degree educated

£41,700

Median income

2.1%

Claimant rate

Inner cityVery high densityYoung professionals

25

Community stability

Age profile

17%
26%
30%
14%
Under 1817%
18–3426%
35–4930%
50–6414%
65+13%

Tenure

16%
58%
15%
Own outright16%
Own (mortgage)11%
Private rent58%
Social rent15%
Shared ownership0%
Rent free0%

Ethnicity

32%
35%
16%
White British32%
White Other35%
Asian16%
Black2%
Mixed5%
Other10%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine9%
No car household63%
Unemployed3%
No qualifications11%

Housing tenure (Census 2021)

Private rent58%
Social rent15%

vs. London

Income vs London-0.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
126
Live planning apps (800m)
20
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
55
Planning apps (3 years)
31
Local approval rate
69%
Borough approval rate
85%
Opportunity area
No
CIL rate (residential)
£500/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
6
Largest scheme
282 homes · Dora House, 60, St John's Wood Road, NW8 7HN
Pipeline pressure
NONE

Named schemes (500m)

Dora House, 60, St John's Wood Road, NW8 7HN282 homes
completed
28-32, 28-32, Wellington Road, NW8 9SP36 homes
completed
Embassy Court, Embassy Court, Wellington Road, NW8 9SX25 homes
completed
UNITED DAIRIES DEPOT AND LAND TO REAR, 58, UNITED DAIRIES DEPOT AND LAND TO REAR, 58, ACACIA ROAD, NW813 homes
completed
90, 90, ALLITSEN ROAD, NW812 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

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Key facts for NW8 7AR

Full postcodeNW8 7AR
Postcode districtNW8
BoroughLondon Borough of Westminster
WardRegent's Park
Latitude51.533728
Longitude-0.169337
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