Regent's Park · Westminster · Cities of London and Westminster constituency · 51.53328, -0.17207

NW8 9SU— Regent's Park, Westminster

Location and area intelligence for NW8 9SU, Regent's Park, Westminster

The practical family move

 

Top 5% LondonSchools 100%Safety 81/100Transport 65/100Yield 4.00%⚠ Knotweed sites nearby

Best for: Families, Young professionals

Compare areas

Strong for families — high safety and school scores

Liveability
77
Safety
81
Schools
90
Transport
65
Environment
57
Investment
67

The bottom line

NW8 9SU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Young professionals who can accept its trade-offs.

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

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Location

NW8 9SU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.7% vs London avg
vs London crime-8.0% vs London avg

Deep-dive guides for NW8 9SU

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How NW8 9SU 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

Harris Academy St John's Wood

Good · Inspected Nov 2019 · 8 min walk

P8: +0.53A8: 50.9

100% of local schools rated Good or Outstanding · based on 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 12 min walk

3 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

59.8 incidents per 1,000 residents

Better than 54% of London
→ Stable

-86% vs borough

Crime by type

Other38%
Violence & sexual offences22%
Anti-social behaviour15%
Vehicle crime10%
Burglary7%
Theft5%
Drug offences2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 1.7km

Crime is 8% below London average

Property

Prices, sales volume and market trends

Avg floor area58.9 m²

EPC breakdown

C
18%
D
11%
E
1%

Based on 30 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£147,250
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 FAnnual charge £1,309
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+10.1%

Total change

+1232%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.8%

per year

Acceleration

-32.39

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £350k–£400k · 33 sales

Property Type Mix

Total: 33 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£52k£150k+188.5%1.3
Post-dot-com plateau2001–2004£227k£289k+27.3%2
Pre-crash peak2005–2007£250k£427k+70.8%2.3
GFC & correction2008–2012£364k£550k+51.2%1.6
Help-to-Buy recovery2014–2016£807k£551k-31.7%1
Brexit uncertainty2017–2017£560k£560k+0%1
Pandemic surge2020–2020£720k£720k+0%1
Rate-rise correction2022–2022£693k£693k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Flat/maisonette+0.4% α
Local
8.7%
District
8.3%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 75% of London
St. John's Wood Underground StationJubilee line
2.3 min walk
South Hampstead

Nearby stations

St. John's Wood Underground StationJubilee
2 min walk
South Hampstead Rail StationLioness
13 min walk
South HampsteadNational Rail
13 min walk
Maida Vale Underground StationBakerloo
13 min walk
Swiss Cottage Underground StationJubilee
15 min walk
No bus stops within 400m

61

Walkability score

69

Footpaths (500m)

14

Santander docks (800m)

0.0 km

Nearest cycle dock

Central London commute times

London Bridge ★26 min
Victoria29 min ↓
Waterloo28 min ↓
Canary Wharf36 min ↓
City33 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

12

Car parks (800m)

1

EV chargers (800m)

Nearest car park173m
Santander docks (800m)14
Nearest cycle dock0.0 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 AONB14% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 4.0 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): None recorded

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

WELLINGTON HEALTH CENTRE

16 WELLINGTON ROAD, ST JOHNS WOOD, NW8 9SP

2 min walk

88%

Recommend GP

88%

Overall GP experience

9

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 202 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 2.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

120

Parks (1km)

16

Restaurants (800m)

11

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

7

Convenience

Nearest supermarketPanzer's Delicatessen · 25 m
2 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

275m

Post office

Nearby shops

Monocle49 m
Tesco Express76 m
Nicolas82 m
Kent & Sons83 m

Nearby cafes

Notes51 m
GAIL's Bakery58 m
Starbucks83 m
Unico Gelato102 m

Nearby restaurants

Fora44 m
Maido56 m
Motcombs68 m
Pret A Manger91 m

Nearby pubs

The Duke Of York117 m
The Ordnance Arms285 m
Lord's Tavern565 m
Cru '78962 m

Nearby gyms

1 Rebel96 m
Heartcore Fitness346 m
Pilates Tonic740 m
Lisson Green Outdoor Gym964 m

Nearby pharmacies

St Johns Wood Pharmacy103 m
Courtenay Chemists213 m
Lord's Pharmacy492 m
Holmes Chemist606 m

Nearby health

SmileMore Dental Care78 m
St John's Wood Medical Practice177 m
Hospital of St John and St Elizabeth202 m
Aura Dental285 m
Food hygiene (5-star)59% of 76

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

A

High street health

Registered businesses

ST SYSTEM LTD
STUDIO JULIAN OHNACKER LIMITED

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

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Future outlook

59.9

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route6,501m
Crossrail 2 route2,771m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,626 nationally

1,688

Est. population

9,123/km²

57%

Employed

67%

Degree educated

£41,300

Median income

1.1%

Claimant rate

Urban coreHigh densityYoung professionals

29

Community stability

Age profile

19%
26%
22%
18%
15%
Under 1819%
18–3427%
35–4922%
50–6418%
65+15%

Tenure

25%
14%
56%
Own outright25%
Own (mortgage)14%
Private rent56%
Social rent5%
Shared ownership0%

Ethnicity

25%
32%
21%
14%
White British25%
White Other32%
Asian21%
Black3%
Mixed4%
Other14%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine8%
No car household57%
Unemployed5%
No qualifications9%

Housing tenure (Census 2021)

Private rent56%
Social rent5%

vs. London

Income vs London-1.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
132
Live planning apps (800m)
22
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
62
Planning apps (3 years)
38
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
8
Largest scheme
282 homes · Dora House, 60, St John's Wood Road, NW8 7HN
Pipeline pressure
NONE

Named schemes (500m)

Development Site At 1, Queens Grove, 12-22 Finchley Road, NW8 6EB66 homes
completed
28-32, 28-32, Wellington Road, NW8 9SP36 homes
completed
Embassy Court, Embassy Court, Wellington Road, NW8 9SX25 homes
completed
THE ROSSETTI PUBLIC HOUSE, 23, THE ROSSETTI PUBLIC HOUSE, 23, QUEENS GROVE, NW823 homes
completed
10, 10, FINCHLEY ROAD, NW822 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 9SU

Full postcodeNW8 9SU
Postcode districtNW8
BoroughLondon Borough of Westminster
WardRegent's Park
Latitude51.533276
Longitude-0.172066
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