Regent's Park · Westminster · Cities of London and Westminster constituency · 51.52800, -0.16456

NW8 7RL— Regent's Park, Westminster

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

High-connectivity investment target

 

Top 8% LondonSchools 100%Safety 53/100Transport 53/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Strong, well-rated schools set this area apart

Liveability
74
Safety
53
Schools
90
Transport
53
Environment
80
Investment
53

The bottom line

NW8 7RL offers exceptional schools (100% Good/Outstanding), fast broadband and a green environment — strong value for Most buyers who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Families.

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Location

NW8 7RL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+19.0% vs London avg
vs London crime+211.0% vs London avg

Deep-dive guides for NW8 7RL

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

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Postcode Personality

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“High-connectivity investment target”

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How NW8 7RL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Edward's Catholic Primary School

Good · Inspected Feb 2023 · 7 min walk

KS2: 107.7

—

Secondary

The St Marylebone CofE School

Not yet inspected · Inspected Feb 2025 · 13 min walk

P8: +0.68A8: 61.8

100% of local schools rated Good or Outstanding · based on 17 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

Medium crime

201.9 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 467.3%

-54% vs borough

Crime by type

Other38%
Theft17%
Violence & sexual offences17%
Anti-social behaviour9%
Robbery6%
Drug offences5%
Burglary4%
Vehicle crime4%

Road safety

100

Road safety score

0

Accidents (5yr)

10

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 1.6km

Crime is +211% 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£25,872/m²
Price per ft²£2,404/ft²
Avg floor area166.3 m²

EPC breakdown

C
6%
D
7%
E
4%

Based on 17 properties · Confidence: medium

Street mix

Flat 98%Other 2%

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£415,750
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 (community)
GlazingSingle glazed
Council tax band Band GAnnual charge £1,510
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+9%

Total change

+1021%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.0%

per year

Acceleration

-384.19

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £400k–£450k · 46 sales

Property Type Mix

Total: 46 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£410k£123k-70.1%1.8
Post-dot-com plateau2001–2004£317k£240k-24.3%2.8
Pre-crash peak2005–2007£1.92m£463k-75.9%3
GFC & correction2008–2011£437k£1.54m+252.2%2.7
Help-to-Buy recovery2014–2016£2.70m£4.26m+57.8%1.3
Brexit uncertainty2017–2019£3.60m£785k-78.2%1
Pandemic surge2020–2021£513k£1.05m+104.9%1.5
Rate-rise correction2022–2022£5.00m£5.00m+0%1
Current market2025–2025£4.60m£4.60m+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-5.2% alpha

Flat/maisonette-5.2% α
Local
1%
District
6.2%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

51out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing19
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
7.7 min walk
London Marylebone

Nearby stations

London MaryleboneNational Rail
8 min walk
Marylebone Underground StationBakerloo
8 min walk
Baker Street Underground StationMetropolitan · Hammersmith & City
10 min walk
Edgware Road (Circle Line) Underground StationCircle · District
12 min walk
Edgware Road (Bakerloo) Underground StationBakerloo
12 min walk
No bus stops within 400m

62

Walkability score

364

Footpaths (500m)

23

Santander docks (800m)

0.2 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

3

Car parks (800m)

6

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park318m
Santander docks (800m)23
Nearest cycle dock0.2 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 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: 0.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 46%
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

13

GPs within 1km

13

Dentists within 1km

Nearest hospitalNightingale Hospital · 689 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

117

Parks (1km)

22

Restaurants (800m)

19

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

6

Gyms (1km)

11

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Sir John Balcombe (544 m)

Nearest supermarketCostless Supermarket · 381 m
3 tennis courts1 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

0

Libraries (1km)

1

Cinemas (2km)

691m

Post office

Nearby shops

General Mart281 m
Platinum Foods283 m
Tariq Halal284 m
Ttine wa Zeytoon360 m

Nearby cafes

The Waterside Café236 m
Paris's Café276 m
Rym Cafe305 m
The Bite at LBS341 m

Nearby restaurants

Boulevard284 m
Mortar + Pestle290 m
Mumtaz Restaurant469 m
Ali Baba473 m

Nearby pubs

Sir John Balcombe544 m
The Globe610 m
The Volunteer610 m
The Trader's Inn617 m

Nearby gyms

Lisson Green Outdoor Gym342 m
Indaba Yoga596 m
Total Chi Yoga623 m
PureGym703 m

Nearby pharmacies

Lord's Pharmacy298 m
Woods Chemist556 m
Courtenay Chemists585 m
Berkeley Court Pharmacy711 m

Nearby health

The Ivory Dental Studio476 m
The Functional Gut clinic600 m
NW Smiles663 m
Church Street Dental678 m
Food hygiene (5-star)53% of 102

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
44

High street

A

High street health

Registered businesses

BE A SISTER FOUNDATION CIC
HARLEY STREET CONSULTS LTD
ILANAUK LIMITED
LTA BWBC LTD
WORLDWIDE LANDMARK COMPANY LIMITED

Investment

Investment grade, yield and market outlook

53

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 score27/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

63.4

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route5,726m
Crossrail 2 route2,141m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,313 nationally

1,545

Est. population

2,472/km²

60%

Employed

69%

Degree educated

£50,000

Median income

0.7%

Claimant rate

Inner cityLow densityYoung professionals

28

Community stability

Age profile

15%
35%
19%
17%
13%
Under 1815%
18–3435%
35–4919%
50–6417%
65+13%

Tenure

24%
15%
58%
Own outright24%
Own (mortgage)15%
Private rent58%
Social rent2%
Shared ownership1%

Ethnicity

21%
27%
32%
White British21%
White Other27%
Asian32%
Black3%
Mixed5%
Other11%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine7%
No car household67%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent58%
Social rent2%

vs. London

Income vs London+19.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
96
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
30
Planning apps (3 years)
29
Local approval rate
57%
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)
82
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
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
105-109, 105-109, PARK ROAD, NW845 homes
completed
127-131, 127-131, Park Road, NW8 7JB29 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 7RL

Full postcodeNW8 7RL
Postcode districtNW8
BoroughLondon Borough of Westminster
WardRegent's Park
Latitude51.527997
Longitude-0.164565
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