Regent's Park · Westminster · Cities of London and Westminster constituency · 51.53446, -0.16738

NW8 7DD— Regent's Park, Westminster

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

High-connectivity investment target

 

Top 5% LondonSchools 100%Safety 74/100Transport 47/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
75
Safety
74
Schools
90
Transport
47
Environment
83
Investment
50

The bottom line

NW8 7DD 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: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

NW8 7DD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-0.7% vs London avg
vs London crime+61.0% vs London avg

Deep-dive guides for NW8 7DD

🛡️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 7DD 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 · 3 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 23 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

104.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

-76% vs borough

Crime by type

Other40%
Vehicle crime16%
Violence & sexual offences16%
Anti-social behaviour12%
Theft8%
Burglary5%
Drug offences2%
Robbery1%

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 · 1.9km

Crime is +61% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£8,829/m²
Price per ft²£820/ft²
Avg floor area54.4 m²

EPC breakdown

C
2%
D
2%
E
1%

Based on 5 properties · Confidence: low

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£136,000
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 GAnnual charge £1,510
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+4.2%

Total change

+204%

Market Activity

Price Velocity & Acceleration

Current Velocity

-30.1%

per year

Acceleration

-93.92

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£157k£205k+31.1%1.3
Post-dot-com plateau2002–2002£282k£282k+0%2
Pre-crash peak2006–2007£355k£415k+16.9%1
Brexit uncertainty2017–2017£680k£680k+0%1
Current market2025–2025£475k£475k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+9.1% alpha

Flat/maisonette+9.1% α
Local
17.3%
District
8.2%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
5.5 min walk
London Marylebone

Nearby stations

St. John's Wood Underground StationJubilee
6 min walk
South Hampstead Rail StationLioness
14 min walk
Swiss Cottage Underground StationJubilee
14 min walk
London MaryleboneNational Rail
17 min walk
Maida Vale Underground StationBakerloo
17 min walk
No bus stops within 400m

57

Walkability score

107

Footpaths (500m)

12

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

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park399m
Santander docks (800m)12
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 — 3.8 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

PES AT SAFARIAN AND SIMON HILLINGDON

62 ST JOHNS WOOD HIGH STREET, NW8 7SH

3 min walk

8

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 544 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 2.1 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)

0

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

4

Convenience

No pubs within 400m — nearest: The Duke Of York (275 m)

Nearest supermarketPanzer's Delicatessen · 358 m
3 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

2

Cinemas (2km)

86m

Post office

Nearby shops

Whisson News & Food13 m
St. John's Wood Food Store82 m
Ben's244 m
St Johns Wood General Store266 m

Nearby cafes

The Cherish Club184 m
Hagen242 m
Poke House243 m
Unico Gelato256 m

Nearby restaurants

Drunch111 m
Oslo Court133 m
The New Inn138 m
Johnny Green163 m

Nearby pubs

The Duke Of York275 m
The Ordnance Arms322 m
Lord's Tavern810 m

Nearby gyms

1 Rebel263 m
Heartcore Fitness548 m
Swiss Cottage Leisure Centre Swimming Pool948 m
Swiss Cottage Leisure Centre967 m

Nearby pharmacies

St Johns Wood Pharmacy262 m
Courtenay Chemists280 m
Lord's Pharmacy528 m
Woods Chemist1.2 km

Nearby health

Aura Dental66 m
SmileMore Dental Care274 m
St John's Wood Medical Practice527 m
Hospital of St John and St Elizabeth544 m
Food hygiene (5-star)63% of 64

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

CRIMSON CROWNS LIMITED
INTEGRATED LIVING (LONDON) LTD

Investment

Investment grade, yield and market outlook

50

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 score24/100
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

65.5

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route6,343m
Crossrail 2 route2,488m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,088 nationally

1,461

Est. population

5,548/km²

55%

Employed

69%

Degree educated

£41,700

Median income

2.6%

Claimant rate

Inner cityMedium densityYoung professionals

36

Community stability

Age profile

15%
27%
21%
17%
20%
Under 1815%
18–3427%
35–4921%
50–6417%
65+20%

Tenure

33%
17%
46%
Own outright33%
Own (mortgage)17%
Private rent46%
Social rent3%
Shared ownership1%

Ethnicity

26%
28%
21%
14%
White British26%
White Other28%
Asian21%
Black6%
Mixed5%
Other14%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine5%
No car household54%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent46%
Social rent4%

vs. London

Income vs London-0.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
117
Live planning apps (800m)
17
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
47
Planning apps (3 years)
28
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)
3

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)

Guinness Court, Guinness Court, St Edmund's Terrace, NW8 7QE64 homes
completed
90, 90, ALLITSEN ROAD, NW812 homes
completed
Former 1, 1, Radlett Place, London6 homes
completed
3, 3, Circus Road, NW8 6NX4 homes
completed
92, 92, St John's Wood High Street, NW8 7SH3 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 7DD

Full postcodeNW8 7DD
Postcode districtNW8
BoroughLondon Borough of Westminster
WardRegent's Park
Latitude51.534462
Longitude-0.167376
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