Location
Key facts for NW8 8AX
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for NW8 8AX
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Postcode Personality
“The practical family move”
How NW8 8AX has changed
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
Primary
Gateway Academy
Good · 2 min walk
KS2: 104.3
Secondary
Marylebone Boys' School
Not yet inspected · 12 min walk
100% of local schools rated Good or Outstanding
Childcare
Childcare
Portman Early Childhood Centre
Outstanding · 2 min walk
6 primaries · 1 secondaries · 1 childcare — within 1km
Safety
11 JunCrime rates and local incidents
LOW CRIME
40.4 incidents per 1,000 residents
from a low base — still below London average
-84% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
3
Serious within 200m
Fire risk
LOW
Risk band
0
Incidents (1yr)
4
Incidents (5yr)
Nearest station: Paddington Fire Station · 1.2km
Crime is 38% below London average
Property
12 JunPrices, sales volume and market trends
Low transaction volume — only 2 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.
£422,500
Median sale price
£422,500 is 19% below the London median (£520,000)
Flat
Dominant type
Price history
EPC breakdown
Based on 35 properties · Confidence: high
Street mix
LHA rates — Inner North London
Stamp duty
England & NI rates 2025/26. Additional property rate adds 3% on each band.
Current mortgage rates
Bank of England (monthly average)
Affordability
Price-to-income
Est. mortgage
Market activity
Days to sell
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Transport
1 MayPublic transport accessibility and links
PTAL 5
Very Good
Nearby stations
79
Walkability score
516
Footpaths (500m)
29
Santander docks (800m)
0.2 km
Nearest cycle dock
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)
Parking & EV
Car parks, spaces and charging points
10
Car parks (800m)
10
EV chargers (800m)
1
Fast chargers (800m)
Connectivity
Broadband and mobile coverage
100%
Full fibre
100%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
22 AprFlood risk, air quality and noise
Nearest SSSI: Hampstead Heath Woods SSSI — 4.8 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
LISSON GROVE HEALTH CENTRE
GATEFORTH STREET, NW8 8EG
1 min walk
72%
Recommend GP
72%
Overall GP experience
13
GPs within 1km
15
Dentists within 1km
Amenities
Shops, restaurants, parks and more
123
Parks (1km)
54
Restaurants (800m)
25
Cafes (800m)
1
Pubs (400m)
6
Pharmacies (800m)
10
Gyms (1km)
12
Sports (1km)
3
Convenience
Nightlife (500m)
0
Nightclubs
1
Late-night venues
1
Libraries (1km)
1
Cinemas (2km)
796m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
High street
AHigh street health
Registered businesses
Investment
Investment grade, yield and market outlook
69
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
67.9
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
22 AprPopulation, deprivation and income
Decile 3/10
More deprived than average
Index of Multiple Deprivation
Rank: 8,441 nationally
1,981
Est. population
37,738/km²
47%
Employed
33%
Degree educated
£36,800
Median income
6.1%
Claimant rate
38
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Councillors
Stamp Duty & Affordability Calculator
Stamp duty on median price (£422,500)
£8,625
Standard buyer
£0
First-time buyer
Save £8,625
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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The bottom line
NW8 8AX offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £422,500 median — strong value for Families and Investors who can accept its trade-offs.
The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.
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What else could £423k buy?
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Frequently asked questions
Data freshness
When each data source was last updated
95%
Confidence score
12/12
Pillars populated