King's Cross · Camden · Holborn and St Pancras constituency · 51.52728, -0.12382

WC1H 8JS— King's Cross, Camden

Location and area intelligence for WC1H 8JS, King's Cross, Camden

The practical family move

 

Schools 100%Safety 61/100Transport 59/100

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
68
Safety
61
Schools
90
Transport
59
Environment
68
Investment
72

The bottom line

WC1H 8JS offers exceptional schools (100% Good/Outstanding) — a strong choice for Investors.

Less suited to Families.

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Location

WC1H 8JS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London crime+132.0% vs London avg

Deep-dive guides for WC1H 8JS

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

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How WC1H 8JS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Argyle Primary School

Good · Inspected Oct 2022 · 2 min walk

KS2: 107.7

—

Secondary

Maria Fidelis Catholic School FCJ

Not yet inspected · 8 min walk

P8: -0.49A8: 42.9

100% of local schools rated Good or Outstanding · based on 29 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Thomas Coram Centre

Not inspected · 4 min walk

6 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

150.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 500.0%

-6% vs borough

Note: this postcode is in the Central Activities Zone — London's business and visitor core. Crime is counted per resident, but the daytime and visitor population here is many times the resident count, so these figures reflect footfall, not residential risk.

Crime by type

Anti-social behaviour26%
Other21%
Violence & sexual offences19%
Theft13%
Vehicle crime8%
Robbery6%
Burglary4%
Drug offences3%

Stop & search

10.0

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Euston Fire Station · 480m

Crime is +132% above London average

Property

Prices, sales volume and market trends

Avg floor area65.4 m²

EPC breakdown

B
1%
C
15%
D
3%
E
2%

Based on 21 properties · Confidence: medium

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
Rebuild cost estimate£163,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSystem built, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,442
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+7.1%

Total change

+627%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.7%

per year

Acceleration

+3.45

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 11 sales

Property Type Mix

Total: 11 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1995£86k£86k+0%1
Post-dot-com plateau2001–2003£95k£192k+102.1%1
Pre-crash peak2006–2006£294k£294k+0%2
GFC & correction2010–2010£331k£331k+0%2
Help-to-Buy recovery2013–2015£537k£570k+6.2%1
Current market2024–2024£625k£625k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
3%
District
3%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
King's Cross St. Pancras Underground StationMetropolitan line
3.5 min walk

Nearby stations

Kings Cross Underground StationNational Rail
4 min walk
King's Cross St. Pancras Underground StationVictoria · Piccadilly
5 min walk
Russell Square Underground StationPiccadilly
6 min walk
Euston Underground StationVictoria · Northern
8 min walk
London Euston Rail StationAvanti West Coast · West Midlands Trains
9 min walk
No bus stops within 400m

69

Walkability score

656

Footpaths (500m)

40

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge37 min ↑
Victoria34 min ↓
Waterloo ★27 min
Canary Wharf41 min ↓
City29 min ↓

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

23

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)104
Nearest car park239m
Santander docks (800m)40
Nearest cycle dock0.1 km

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: 19.0 µg/m³ · PM2.5: 7.0 µg/m³
Better than 91% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCongestion charge zone✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 5.5 km

Energy

Solar: 852 kWh/kWp/yr

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 yield851.7 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

KINGS CROSS SURGERY

77-83 CHALTON STREET, NW1 1HY

7 min walk

55%

Recommend GP

55%

Overall GP experience

4

GPs within 1km

16

Dentists within 1km

Nearest hospitalThe Doctors Laboratory · 304 m
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 958 m
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

174

Parks (1km)

157

Restaurants (800m)

99

Cafes (800m)

14

Pubs (400m)

4

Pharmacies (800m)

6

Gyms (1km)

14

Sports (1km)

7

Convenience

Nearest supermarketM&S Food · 630 m
6 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

14

Late-night venues

B
2,040 licensed premises in boroughHome Office 2023/24

3

Libraries (1km)

7

Cinemas (2km)

312m

Post office

Nearby shops

Cash and Carry62 m
Steven Lee Supermarket77 m
Ethio Stores187 m
Ta'Mini Lebanese Bakery222 m

Nearby cafes

Casa Tua46 m
Thenga62 m
Patisserie Deux Amis75 m
Fiena Café77 m

Nearby restaurants

Chilli Cool101 m
NONÓS127 m
North Sea Fish140 m
Biryani Wali154 m

Nearby pubs

The Boot41 m
Shuffleboard Bar London95 m
Norfolk Arms119 m
Skinners Arms136 m

Nearby gyms

Rebel Studio56 m
The Gym346 m
Bannatyne Health Club429 m
Barry's498 m

Nearby pharmacies

Baban Pharmacy443 m
Well Pharmacy614 m
Boots634 m
Evergreen Pharmacy679 m

Nearby health

Raval Dental Surgery117 m
EVD Kings Cross120 m
Bond Dental178 m
Bloomsbury Surgery194 m
Food hygiene (5-star)55% of 499

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)
198

High street

A

High street health

Investment

Investment grade, yield and market outlook

72

Investment score

Strong

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£2,102London avg: £1,950/mo
Gentrification score59/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Future outlook

55.3

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score43/100
Bakerloo Extension route3,867m
Crossrail 2 route239m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,760 nationally

1,195

Est. population

30,000/km²

45%

Employed

39%

Degree educated

6.5%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

37

Community stability

Age profile

22%
27%
20%
20%
Under 1822%
18–3427%
35–4920%
50–6420%
65+11%

Tenure

75%
Own outright6%
Own (mortgage)5%
Private rent13%
Social rent75%
Shared ownership1%
Rent free1%

Ethnicity

23%
15%
35%
White British23%
White Other15%
Asian35%
Black12%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine21%
No car household75%
Unemployed7%
No qualifications20%

Housing tenure (Census 2021)

Social rent75%
Private rent13%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
214
Live planning apps (800m)
32
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
14
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
21
Local approval rate
93%
Borough approval rate
87%
Opportunity area
No
Central activities zone
Yes
CIL rate (residential)
£250/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
12
Largest scheme
136 homes · BRAVINGTON'S & ALBION YARD RAILWAY BLOCK, BRAVINGTON'S & ALBION YARD RAILWAY BLOCK, PENTONVILLE ROAD, CALEDONIAN ROAD, BALFE STREET, YORK WAY, N1
Pipeline pressure
NONE

Named schemes (500m)

St Pancras Chambers (Midland Grand Hotel), St Pancras Chambers (Midland Grand Hotel), Euston Road, NW1 2QR68 homes
completed
277A, Stratstone, 277A, Stratstone, Gray's Inn Road, WC1X 8QF60 homes
completed
Depot, 17, Burton Street, London, WC1H 9AQ59 homes
completed
45, 45, Sidmouth Street, WC1H 8JB52 homes
completed
7, 7, Birkenhead Street, WC1H 8BA17 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
15.1%
Ward turnout
32%
Election year
2026
MP
Sir Keir Starmer (Labour)
MP majority
11,572
Constituency
Holborn and St Pancras

Councillors

Lotus Melisande BautistaLabour
Jonathan Andrew SimpsonLabour
Liam Jamal Dominic Martin-LaneLabour

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Key facts for WC1H 8JS

Full postcodeWC1H 8JS
Postcode districtWC1H
BoroughLondon Borough of Camden
WardKing's Cross
Latitude51.527281
Longitude-0.123824
Parliamentary constituencyHolborn and St Pancras
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