King's Cross · Camden · Holborn and St Pancras constituency · 51.52608, -0.12351

WC1H 9RW— King's Cross, Camden

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

The practical family move

 

Top 8% LondonSchools 100%Safety 63/100Transport 58/100⚠ Knotweed sites nearby

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
74
Safety
63
Schools
90
Transport
58
Environment
69
Investment
88

The bottom line

WC1H 9RW offers exceptional schools (100% Good/Outstanding) — strong value for Investors who can accept its trade-offs.

The catch: 11 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

WC1H 9RW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London crime+106.0% vs London avg

Deep-dive guides for WC1H 9RW

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

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How WC1H 9RW 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 · 4 min walk

KS2: 107.7

—

Secondary

Maria Fidelis Catholic School FCJ

Not yet inspected · 9 min walk

P8: -0.49A8: 42.9

100% of local schools rated Good or Outstanding · based on 30 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Thomas Coram Centre

Not inspected · 3 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

134.1 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 226.1%

-17% 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

Other27%
Violence & sexual offences17%
Anti-social behaviour15%
Theft14%
Vehicle crime12%
Drug offences6%
Robbery5%
Burglary4%

Stop & search

8.0

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 · 533m

Crime is +106% above London average

Property

Prices, sales volume and market trends

Avg floor area37.9 m²

EPC breakdown

C
1%
D
1%
E
4%
F
2%

Based on 8 properties · Confidence: low

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£94,750
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 fuelelectricity (not community)
GlazingFull secondary glazing
Council tax band Band DAnnual charge £1,622
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2022 · CAGR

+5.9%

Total change

+300%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.9%

per year

Acceleration

-16.44

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £450k–£500k · 9 sales

Property Type Mix

Total: 9 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£113k£102k-9.8%1.5
Post-dot-com plateau2001–2003£172k£202k+17.8%1
GFC & correction2008–2008£303k£303k+0%1
Help-to-Buy recovery2013–2013£395k£395k+0%1
Rate-rise correction2022–2022£450k£450k+0%1

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
Russell Square Underground StationPiccadilly line
3.6 min walk

Nearby stations

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

66

Walkability score

550

Footpaths (500m)

44

Santander docks (800m)

0.0 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

26

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)554
Nearest car park219m
Santander docks (800m)44
Nearest cycle dock0.0 km

Nearby car parks

🅿️
Bloomsbury Square Car Park450 spaces· yes
798m

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 AONB20% green spaceTree canopy: 70%
More green space than 75% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 5.7 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

8 min walk

55%

Recommend GP

55%

Overall GP experience

4

GPs within 1km

18

Dentists within 1km

Nearest hospitalThe Doctors Laboratory · 382 m
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 965 m
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

144

Parks (1km)

153

Restaurants (800m)

99

Cafes (800m)

11

Pubs (400m)

4

Pharmacies (800m)

6

Gyms (1km)

13

Sports (1km)

6

Convenience

Nearest supermarketM&S Food · 764 m
5 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

11

Late-night venues

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

3

Libraries (1km)

8

Cinemas (2km)

201m

Post office

Nearby shops

Ta'Mini Lebanese Bakery140 m
Bloomsbury Food & Wine163 m
Cash and Carry182 m
Steven Lee Supermarket190 m

Nearby cafes

The King Of Falafel4 m
Project686 m
Patisserie Deux Amis83 m
Lumen91 m

Nearby restaurants

Chilli Cool104 m
The Bumble Bees120 m
Pizza Sophia126 m
North Sea Fish127 m

Nearby pubs

Shuffleboard Bar London73 m
Norfolk Arms132 m
Lord John Russell164 m
The Boot172 m

Nearby gyms

Rebel Studio180 m
The Gym226 m
Bannatyne Health Club357 m
Nuffield Health Fitness & Wellbeing437 m

Nearby pharmacies

Baban Pharmacy538 m
Zen554 m
Well Pharmacy668 m
Holborn Pharmacy695 m

Nearby health

Bloomsbury Surgery64 m
Bond Dental143 m
EVD Kings Cross214 m
Raval Dental Surgery215 m
Food hygiene (5-star)55% of 487

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

E

High street health

Investment

Investment grade, yield and market outlook

88

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 score63/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198

Rental market

Very High

Demand

Very Low

Void risk

Professional renter

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Future outlook

67.3

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score46/100
Bakerloo Extension route3,737m
Crossrail 2 route374m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,128 nationally

1,119

Est. population

10,993/km²

35%

Employed

47%

Degree educated

2.0%

Claimant rate

Inner cityHigh densityRenters

28

Community stability

Age profile

27%
43%
Under 1827%
18–3443%
35–4913%
50–649%
65+9%

Tenure

19%
49%
24%
Own outright19%
Own (mortgage)8%
Private rent49%
Social rent24%

Ethnicity

21%
25%
33%
White British21%
White Other25%
Asian33%
Black9%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine7%
No car household86%
Unemployed7%
No qualifications6%

Housing tenure (Census 2021)

Private rent49%
Social rent24%

vs. London

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
251
Live planning apps (800m)
37
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
16
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
25
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)
11

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)

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
68-69, 68-69, Guilford Street, WC1N 1DF44 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 9RW

Full postcodeWC1H 9RW
Postcode districtWC1H
BoroughLondon Borough of Camden
WardKing's Cross
Latitude51.526080
Longitude-0.123513
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