King's Cross · Camden · Holborn and St Pancras constituency · 51.52814, -0.12445

WC1H 9PG— King's Cross, Camden

Location and area intelligence for WC1H 9PG, King's Cross, Camden

City living at its best

 

Schools 100%Safety 36/100Transport 60/100

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
66
Safety
36
Schools
90
Transport
60
Environment
68
Investment
86

The bottom line

WC1H 9PG offers exceptional schools (100% Good/Outstanding) — a strong choice for Investors.

Less suited to Families.

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Location

WC1H 9PG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London crime+368.0% vs London avg

Deep-dive guides for WC1H 9PG

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart⚠️ High crime🍕 Buzzing

“City living at its best”

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How WC1H 9PG 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 · 1 min walk

KS2: 107.7

—

Secondary

Maria Fidelis Catholic School FCJ

Not yet inspected · 7 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 · 5 min walk

5 primaries · 3 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

High crime

304.1 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 333.8%

+89% 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

Other32%
Anti-social behaviour22%
Theft17%
Violence & sexual offences12%
Burglary8%
Robbery4%
Drug offences3%
Vehicle crime2%

Stop & search

14.8

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Euston Fire Station · 436m

Crime is +368% above London average

Property

Prices, sales volume and market trends

Avg floor area55.6 m²

EPC breakdown

C
1%
D
6%
E
5%

Based on 12 properties · Confidence: medium

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£139,000
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 DAnnual charge £1,622
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2021 · CAGR

+3.9%

Total change

+106%

Market Activity

Price Velocity & Acceleration

Current Velocity

+106.2%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £500k–£600k · 3 sales

Property Type Mix

Total: 3 sales

Flat/maisonette100%

By decade

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£243k£243k+0%2
Pandemic surge2021–2021£500k£500k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
2.4 min walk

Nearby stations

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

71

Walkability score

695

Footpaths (500m)

36

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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

21

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)104
Nearest car park202m
Santander docks (800m)36
Nearest cycle dock0.1 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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 — 5.4 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 yield851.6 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

6 min walk

55%

Recommend GP

55%

Overall GP experience

5

GPs within 1km

15

Dentists within 1km

Nearest hospitalThe Doctors Laboratory · 249 m
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 938 m
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

195

Parks (1km)

148

Restaurants (800m)

90

Cafes (800m)

14

Pubs (400m)

3

Pharmacies (800m)

7

Gyms (1km)

15

Sports (1km)

12

Convenience

Nearest supermarketM&S Food · 526 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)

5

Cinemas (2km)

395m

Post office

Nearby shops

Ethio Stores89 m
Cash and Carry96 m
Steven Lee Supermarket108 m
WHSmith242 m

Nearby cafes

Half Cup42 m
Thenga65 m
Casa Tua81 m
Sandwich Street Kitchen135 m

Nearby restaurants

NONÓS45 m
Decimo140 m
Chilli Cool173 m
Hawksmoor176 m

Nearby pubs

Skinners Arms48 m
The Boot66 m
The Dolphin87 m
Double Standard139 m

Nearby gyms

Rebel Studio90 m
The Gym435 m
Barry's471 m
Bannatyne Health Club482 m

Nearby pharmacies

Baban Pharmacy364 m
Boots530 m
Well Pharmacy563 m
Evergreen Pharmacy608 m

Nearby health

Raval Dental Surgery142 m
EVD Kings Cross147 m
Bond Dental238 m
The Doctors Laboratory249 m
Food hygiene (5-star)59% of 451

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

86

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 score60/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Future outlook

61.9

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score43/100
Bakerloo Extension route3,971m
Crossrail 2 route136m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,987 nationally

1,013

Est. population

17,482/km²

46%

Employed

53%

Degree educated

4.5%

Claimant rate

Inner cityVery high densityRenters

31

Community stability

Age profile

22%
38%
15%
13%
Under 1823%
18–3438%
35–4915%
50–6414%
65+11%

Tenure

19%
42%
29%
Own outright19%
Own (mortgage)9%
Private rent42%
Social rent29%
Shared ownership0%
Rent free0%

Ethnicity

31%
22%
27%
White British31%
White Other22%
Asian27%
Black8%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine9%
No car household81%
Unemployed5%
No qualifications8%

Housing tenure (Census 2021)

Private rent42%
Social rent29%

vs. London

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
179
Live planning apps (800m)
33
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
14
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
18
Local approval rate
94%
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)
14
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
Levita House, Levita House, Chalton Street, London44 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 9PG

Full postcodeWC1H 9PG
Postcode districtWC1H
BoroughLondon Borough of Camden
WardKing's Cross
Latitude51.528136
Longitude-0.124452
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