Regent's Park · Westminster · Cities of London and Westminster constituency · 51.53690, -0.16039

NW8 7LR— Regent's Park, Westminster

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

 

Schools 100%Safety 74/100Transport 30/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
66
Safety
74
Schools
60
Transport
30
Environment
80
Investment
47

The bottom line

NW8 7LR offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catches: 46 min to london bridge — above average for this zone and 15 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW8 7LR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
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 7LR

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

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How NW8 7LR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Paul's Church of England Primary School

Not yet inspected · 7 min walk

KS2: 104.0

—

Secondary

Haverstock School

Not yet inspected · 13 min walk

P8: -0.16A8: 44.2

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 18 min walk

3 primaries · 1 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 2.2km

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£7,162/m²
Price per ft²£665/ft²
Avg floor area74.7 m²

EPC breakdown

C
15%
D
29%
E
3%

Based on 47 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£186,750
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 (community)
GlazingFully double glazed
Council tax band Band GAnnual charge £1,510
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.7%

Total change

+435%

Market Activity

Price Velocity & Acceleration

Current Velocity

-24.4%

per year

Acceleration

+14.10

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £75k–£100k · 52 sales

Property Type Mix

Total: 52 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£100k£341k+241.2%4
Post-dot-com plateau2001–2004£282k£370k+31.2%2.7
Pre-crash peak2005–2007£468k£210k-55.1%1.3
GFC & correction2011–2012£500k£950k+90%2
Help-to-Buy recovery2013–2015£915k£1.86m+103.6%2.3
Pandemic surge2021–2021£1.06m£1.06m+0%1
Rate-rise correction2022–2023£1.15m£708k-38.5%1.5
Current market2025–2025£535k£535k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.2% alpha

Flat/maisonette+0.2% α
Local
7.2%
District
7%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Chalk Farm Underground StationNorthern line
11.3 min walk
London Marylebone

Nearby stations

Chalk Farm Underground StationNorthern
12 min walk
St. John's Wood Underground StationJubilee
12 min walk
Camden Town Underground StationNorthern
16 min walk
Swiss Cottage Underground StationJubilee
16 min walk
South Hampstead Rail StationLioness
17 min walk
No bus stops within 400m

40

Walkability score

117

Footpaths (500m)

6

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge ★46 min
Victoria46 min ↑
Waterloo47 min ↑
Canary Wharf56 min ↑
City50 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)

1

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park192m
Santander docks (800m)6
Nearest cycle dock0.1 km

Nearby car parks

🅿️
London Zoo Parking· yes
761m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 31.0 µg/m³ · PM2.5: 22.0 µg/m³
Better than 73% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.6 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

PRIMROSE HILL SURGERY

99 REGENTS PARK ROAD, NW1 8UR

8 min walk

84%

Recommend GP

84%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

Nearest hospitalHospital of St John and St Elizabeth · 1.1 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 1.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

164

Parks (1km)

13

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Queens (445 m)

Nearest supermarketPanzer's Delicatessen · 910 m
2 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

0

Libraries (1km)

4

Cinemas (2km)

602m

Post office

Nearby shops

Shepherd Foods476 m
Nicolas502 m
Whisson News & Food554 m
The Little Bread Pedlar598 m

Nearby cafes

Le Tea Cosy456 m
Sweet Things498 m
Joe & The Juice509 m
The Hub Cafe514 m

Nearby restaurants

Zoo Treats362 m
The New Inn429 m
Pesantissimo466 m
Odette's475 m

Nearby pubs

The Queens445 m
The Albert580 m
The Princess of Wales589 m
The Lansdowne701 m

Nearby gyms

Aboxr718 m
1 Rebel818 m
Anytime Fitness986 m
Fitness VIP1.0 km

Nearby pharmacies

Courtenay Chemists810 m
Lord's Pharmacy951 m

Nearby health

Primrose Dental Practice482 m
Aura Dental622 m
London Dental Specialists680 m
Garry Trainer Clinic730 m
Food hygiene (5-star)47% of 43

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
44

High street

E

High street health

Registered businesses

DEX INFRA DEVCO UK1 LTD
DEX INFRASTRUCTURE LTD
GN SUPPORT LIMITED
GRAPHIC NEWS LIMITED
LINNET MONTESSORI LTD

+3 more

Investment

Investment grade, yield and market outlook

47

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 score23/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

63.3

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route6,193m
Crossrail 2 route2,137m

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

SuburbanMedium densityEstablished mixed

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)
41
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
9
Local approval rate
70%
Borough approval rate
85%
Opportunity area
No
CIL rate (residential)
£500/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
15

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1
Largest scheme
64 homes · Guinness Court, Guinness Court, St Edmund's Terrace, NW8 7QE
Pipeline pressure
NONE

Named schemes (500m)

Guinness Court, Guinness Court, St Edmund's Terrace, NW8 7QE64 homes
completed
19-22, 19-22, ST EDMUNDS TERRACE, TITCHFIELD ROAD, NW823 homes
completed
32, St Edmund's Terrace, London, NW8 7QN16 homes
completed
4-6, 4-6, St Edmund's Terrace, NW8 7QP9 homes
completed
16, 16, St James's Terrace Mews, NW8 7LJ3 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 7LR

Full postcodeNW8 7LR
Postcode districtNW8
BoroughLondon Borough of Westminster
WardRegent's Park
Latitude51.536898
Longitude-0.160385
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