Regent's Park · Westminster · Cities of London and Westminster constituency · 51.52860, -0.16665

NW8 7EA— Regent's Park, Westminster

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

High-connectivity investment target

 

Schools 100%Safety 65/100Transport 51/100Yield 4.00%⚠ Knotweed sites nearby

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
68
Safety
65
Schools
90
Transport
51
Environment
80
Investment
67

The bottom line

NW8 7EA 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 catches: high noise levels nearby and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

NW8 7EA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-1.7% vs London avg
vs London crime+94.0% vs London avg

Deep-dive guides for NW8 7EA

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

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“High-connectivity investment target”

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How NW8 7EA 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 · 6 min walk

KS2: 107.4

★★

Secondary

Harris Academy St John's Wood

Good · Inspected Nov 2019 · 16 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 · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

125.9 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 676.2%

-71% vs borough

Crime by type

Anti-social behaviour31%
Other24%
Violence & sexual offences21%
Vehicle crime10%
Theft7%
Burglary3%
Drug offences2%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Paddington Fire Station · 1.5km

Crime is +94% above London average

Property

Prices, sales volume and market trends

Avg floor area178 m²

EPC breakdown

B
37%
C
4%

Based on 41 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

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£445,000
Rebuild cost per m²£2,500/m²

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

Construction era2012
WallsSystem built, as built, insulated (assumed)
RoofAverage thermal transmittance 0.25 W/m²K
Heating fuelGas: mains gas
GlazingFully double glazed
Council tax band Band FAnnual charge £1,309
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2013–2022 · CAGR

+4%

Total change

+42%

Market Activity

Price Velocity & Acceleration

Current Velocity

+26.0%

per year

Acceleration

-105.71

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £700k+ · 23 sales

Property Type Mix

Total: 23 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2013–2015£2.58m£3.08m+19.4%6
Brexit uncertainty2017–2019£4.20m£1.25m-70.2%1
Pandemic surge2021–2021£2.90m£2.90m+0%1
Rate-rise correction2022–2022£3.65m£3.65m+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.2% alpha

Flat/maisonette-1.2% α
Local
4%
District
5.2%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Marylebone Underground StationBakerloo line
8.9 min walk
London Marylebone

Nearby stations

London MaryleboneNational Rail
9 min walk
Marylebone Underground StationBakerloo
9 min walk
St. John's Wood Underground StationJubilee
10 min walk
Baker Street Underground StationMetropolitan · Hammersmith & City
11 min walk
Edgware Road (Bakerloo) Underground StationBakerloo
12 min walk
No bus stops within 400m

63

Walkability score

323

Footpaths (500m)

22

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge30 min ↓
Victoria ★29 min
Waterloo31 min ↓
Canary Wharf40 min ↓
City34 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

7

Car parks (800m)

6

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park163m
Santander docks (800m)22
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: 31.0 µg/m³ · PM2.5: 22.0 µg/m³
Better than 73% of London
NoiseHIGH
road · Rail Lden: 55 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 0.9 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 58%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 4.5 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

LISSON GROVE HEALTH CENTRE

GATEFORTH STREET, NW8 8EG

6 min walk

72%

Recommend GP

72%

Overall GP experience

10

GPs within 1km

10

Dentists within 1km

Nearest hospitalNightingale Hospital · 761 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

114

Parks (1km)

27

Restaurants (800m)

23

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

5

Gyms (1km)

10

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Lord's Tavern (480 m)

Nearest supermarketCostless Supermarket · 386 m
2 tennis courts2 sports halls

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)

1

Cinemas (2km)

669m

Post office

Nearby shops

Tariq Halal133 m
Platinum Foods133 m
General Mart135 m
Conteh Discount Convenience Store467 m

Nearby cafes

Rym Cafe157 m
The Waterside Café361 m
Paris's Café423 m
Green House Cafe427 m

Nearby restaurants

Boulevard131 m
Mortar + Pestle437 m
Soutine439 m
The Good Life Eatery446 m

Nearby pubs

Lord's Tavern480 m
The Trader's Inn598 m
Sir John Balcombe666 m
The Perseverance671 m

Nearby gyms

Lisson Green Outdoor Gym372 m
1 Rebel595 m
Indaba Yoga670 m
Total Chi Yoga772 m

Nearby pharmacies

Lord's Pharmacy151 m
Courtenay Chemists454 m
Woods Chemist548 m
St Johns Wood Pharmacy671 m

Nearby health

The Ivory Dental Studio613 m
SmileMore Dental Care634 m
Aura Dental634 m
Church Street Dental662 m
Food hygiene (5-star)52% of 127

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

67

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 score25/100
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

42.7

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route5,880m
Crossrail 2 route2,296m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,091 nationally

1,295

Est. population

5,014/km²

46%

Employed

61%

Degree educated

£41,300

Median income

4.1%

Claimant rate

Inner cityMedium densityYoung professionals

29

Community stability

Age profile

18%
35%
17%
19%
Under 1818%
18–3435%
35–4917%
50–6419%
65+11%

Tenure

15%
43%
33%
Own outright15%
Own (mortgage)8%
Private rent43%
Social rent33%
Shared ownership1%
Rent free0%

Ethnicity

23%
18%
24%
20%
White British23%
White Other18%
Asian24%
Black10%
Mixed6%
Other20%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine11%
No car household58%
Unemployed7%
No qualifications12%

Housing tenure (Census 2021)

Private rent43%
Social rent33%

vs. London

Income vs London-1.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
98
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
38
Planning apps (3 years)
41
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)
252
Largest scheme
385 homes · DEPOT, ST MARYLEBONE RAILWAY LAND, OFF, DEPOT, ST MARYLEBONE RAILWAY LAND, OFF, PARK ROAD, NW1
Pipeline pressure
NONE

Named schemes (500m)

DEPOT, ST MARYLEBONE RAILWAY LAND, OFF, DEPOT, ST MARYLEBONE RAILWAY LAND, OFF, PARK ROAD, NW1385 homes
completed
Dora House, 60, St John's Wood Road, NW8 7HN282 homes
completed
NORTH BANK, 15-17, NORTH BANK, 15-17, LODGE ROAD, NW8102 homes
completed
TICKFORD HOUSE, LISSON GREEN ESTATE, TICKFORD HOUSE, LISSON GREEN ESTATE, PAVELEY STREET, NW848 homes
completed
30, 30, Lodge Road, NW8 8LA48 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 7EA

Full postcodeNW8 7EA
Postcode districtNW8
BoroughLondon Borough of Westminster
WardRegent's Park
Latitude51.528597
Longitude-0.166645
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