King's Cross · Camden · Holborn and St Pancras constituency · 51.52653, -0.12264

WC1H 9RX— King's Cross, Camden

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

The practical family move

 

Schools 100%Safety 61/100Transport 57/100⚠ Knotweed sites nearby

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
67
Safety
61
Schools
90
Transport
57
Environment
69
Investment
72

The bottom line

WC1H 9RX 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 9RX

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 9RX

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

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How WC1H 9RX 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 · 3 min walk

KS2: 107.7

—

Secondary

Maria Fidelis Catholic School FCJ

Not yet inspected · 10 min walk

P8: -0.49A8: 42.9

100% of local schools rated Good or Outstanding · based on 32 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Thomas Coram Centre

Not inspected · 2 min walk

5 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Euston Fire Station · 575m

Crime is +132% above London average

Property

Prices, sales volume and market trends

Avg floor area72 m²

EPC breakdown

C
3%
D
3%
E
2%

Based on 8 properties · Confidence: low

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£180,000
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
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,442
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2021 · CAGR

+5.6%

Total change

+200%

Market Activity

Price Velocity & Acceleration

Current Velocity

+87.3%

per year

Acceleration

+27.17

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £600k–£700k · 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 plateau2001–2001£200k£200k+0%1
GFC & correction2009–2009£320k£320k+0%1
Pandemic surge2021–2021£600k£600k+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
Russell Square Underground StationPiccadilly line
4.4 min walk

Nearby stations

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

67

Walkability score

566

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)

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)104
Nearest car park260m
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 AONB20% green spaceTree canopy: 70%
More green space than 75% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 5.6 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

2

GPs within 1km

19

Dentists within 1km

Nearest hospitalRoyal National Throat, Nose and Ear Hospital · 382 m
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 1.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

159

Parks (1km)

158

Restaurants (800m)

103

Cafes (800m)

10

Pubs (400m)

3

Pharmacies (800m)

6

Gyms (1km)

13

Sports (1km)

5

Convenience

Nearest supermarketM&S Food · 736 m
5 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

10

Late-night venues

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

4

Libraries (1km)

7

Cinemas (2km)

278m

Post office

Nearby shops

Cash and Carry137 m
Steven Lee Supermarket139 m
Ta'Mini Lebanese Bakery217 m
Bloomsbury Food & Wine240 m

Nearby cafes

Lumen36 m
Project6872 m
The King Of Falafel82 m
Patisserie Deux Amis113 m

Nearby restaurants

Chilli Cool147 m
North Sea Fish182 m
Biryani Wali195 m
The Bumble Bees197 m

Nearby pubs

Shuffleboard Bar London118 m
The Boot158 m
Norfolk Arms177 m
The Harrison182 m

Nearby gyms

Rebel Studio139 m
The Gym299 m
Nuffield Health Fitness & Wellbeing420 m
Bannatyne Health Club435 m

Nearby pharmacies

Baban Pharmacy556 m
Zen607 m
Well Pharmacy711 m
Holborn Pharmacy739 m

Nearby health

Bloomsbury Surgery103 m
EVD Kings Cross150 m
Raval Dental Surgery152 m
Bond Dental209 m
Food hygiene (5-star)55% of 496

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 score60/100
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

54.6

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score46/100
Bakerloo Extension route3,757m
Crossrail 2 route339m

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)
256
Live planning apps (800m)
36
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
16
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
22
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
48, Britannia Street, London, WC1X 9JH38 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 9RX

Full postcodeWC1H 9RX
Postcode districtWC1H
BoroughLondon Borough of Camden
WardKing's Cross
Latitude51.526534
Longitude-0.122644
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