Regent's Park · Westminster · Cities of London and Westminster constituency · 51.53405, -0.16966

NW8 7BA— Regent's Park, Westminster

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 73/100Transport 49/100Yield 6.29%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
70
Safety
73
Schools
90
Transport
49
Environment
83
Investment
63

The bottom line

NW8 7BA offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £500,000 median — 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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Location

NW8 7BA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-3.8% vs London avg
vs London income-0.7% vs London avg
vs London crime+70.0% vs London avg

Deep-dive guides for NW8 7BA

🛡️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

“High-connectivity investment target”

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How NW8 7BA 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 · 2 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 · 13 min walk

3 primaries · 2 secondaries · 0 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)

1

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

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£500,000

Median sale price

4% below London median

£500,000 is 4% below the London median (£520,000)

-16.7%

This year

Flat

Dominant type

Price history

5-year change
+2.0%
Sales (24 months)5
New build0.0%
Avg flat£500,000
Price per m²£13,055/m²
Price per ft²£1,213/ft²
Avg floor area37.2 m²

EPC breakdown

C
30%
D
20%
E
10%
F
3%
G
2%

Based on 65 properties · Confidence: high

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

Stamp duty

Standard buyer£12,500
First-time buyerFTB
£3,750
Additional propertyBTL/2nd
£27,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

12.0×

Price-to-income

£2,501/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£93,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band EAnnual charge £1,107
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.9%

Total change

+459%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.7%

per year

Acceleration

-26.29

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £250k–£300k · 106 sales

Property Type Mix

Total: 106 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£85k£170k+100.1%2.8
Post-dot-com plateau2001–2004£155k£215k+38.5%4.5
Pre-crash peak2005–2007£214k£250k+16.8%4.7
GFC & correction2008–2012£306k£320k+4.6%2.8
Help-to-Buy recovery2013–2016£382k£420k+10%3.2
Brexit uncertainty2017–2019£389k£525k+35%2
Pandemic surge2020–2021£490k£490k+0%5.5
Rate-rise correction2022–2023£400k£520k+30%3.5
Current market2024–2025£570k£475k-16.7%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.5% alpha

Flat/maisonette-0.5% α
Local
5.9%
District
6.4%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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
3.6 min walk
South Hampstead

Nearby stations

St. John's Wood Underground StationJubilee
4 min walk
South Hampstead Rail StationLioness
13 min walk
South HampsteadNational Rail
13 min walk
Swiss Cottage Underground StationJubilee
14 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

12

Car parks (800m)

0

EV chargers (800m)

Nearest car park301m
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

2 min walk

8

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 379 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

126

Parks (1km)

16

Restaurants (800m)

11

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

9

Sports (1km)

9

Convenience

Nearest supermarketPanzer's Delicatessen · 194 m
3 tennis courts2 swimming pools2 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)

87m

Post office

Nearby shops

Ben's85 m
St. John's Wood Food Store91 m
Kent & Sons106 m
Nicolas115 m

Nearby cafes

The Cherish Club72 m
Hagen91 m
Unico Gelato92 m
Starbucks121 m

Nearby restaurants

Johnny Green42 m
The Ivy St. John's Wood83 m
Drunch122 m
Babbo134 m

Nearby pubs

The Duke Of York117 m
The Ordnance Arms234 m
Lord's Tavern696 m
The Trader's Inn1.2 km

Nearby gyms

1 Rebel109 m
Heartcore Fitness417 m
Swiss Cottage Leisure Centre Swimming Pool945 m
Swiss Cottage Leisure Centre964 m

Nearby pharmacies

St Johns Wood Pharmacy98 m
Courtenay Chemists196 m
Lord's Pharmacy497 m
Woods Chemist1.1 km

Nearby health

Aura Dental100 m
SmileMore Dental Care110 m
St John's Wood Medical Practice363 m
Hospital of St John and St Elizabeth379 m
Food hygiene (5-star)61% of 74

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
44

High street

A

High street health

Registered businesses

LUNAR INTELLIGENCE LTD
MAGELLAN LABS LIMITED
THE FOURTH COLLECTIVE LIMITED

Investment

Investment grade, yield and market outlook

63

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
6.3% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score23/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months1

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

66.4

Price growth score

B
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route6,430m
Crossrail 2 route2,628m

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%
Price vs London-3.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
126
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
57
Planning apps (3 years)
32
Local approval rate
68%
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)

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
3, 3, Circus Road, NW8 6NX4 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£500,000)

£12,500

Standard buyer

£3,750

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for NW8 7BA

Full postcodeNW8 7BA
Postcode districtNW8
BoroughLondon Borough of Westminster
WardRegent's Park
Latitude51.534048
Longitude-0.169656
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