King's Cross · Camden · Holborn and St Pancras constituency · 51.52940, -0.12093

WC1X 8BD— King's Cross, Camden

Location and area intelligence for WC1X 8BD, King's Cross, Camden

City living at its best

 

Schools 100%Safety 38/100Transport 60/100~2% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
63
Safety
38
Schools
90
Transport
60
Environment
68
Investment
38

The bottom line

WC1X 8BD offers exceptional schools (100% Good/Outstanding) — strong value for Most buyers 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

WC1X 8BD

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+349.0% vs London avg

Deep-dive guides for WC1X 8BD

🛡️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 WC1X 8BD 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

Elizabeth Garrett Anderson School

Not yet inspected · Inspected Jan 2025 · 9 min walk

P8: +0.26A8: 54.2

100% of local schools rated Good or Outstanding · based on 26 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Thomas Coram Centre

Not inspected · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

High crime

291.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 455.3%

+81% 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

Other36%
Anti-social behaviour15%
Violence & sexual offences15%
Theft12%
Robbery8%
Vehicle crime7%
Drug offences4%
Burglary3%

Stop & search

14.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

9

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Euston Fire Station · 703m

Crime is +349% above London average

Property

21 Jun

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)1
New build0.0%
Price per m²£17,038/m²
Price per ft²£1,583/ft²
Avg floor area76.3 m²

EPC breakdown

B
61%

Based on 61 properties · Confidence: high

Street mix

Terraced 6%Flat 90%Other 4%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Rebuild cost estimate£190,750
Rebuild cost per m²£2,500/m²

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

Construction era2017
WallsAverage thermal transmittance 0.16 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,442
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2017–2024 · CAGR

+2.6%

Total change

+19%

Market Activity

Price Velocity & Acceleration

Current Velocity

+100.0%

per year

Acceleration

+131.58

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £700k+ · 50 sales

Property Type Mix

Total: 50 sales

Terraced6%
Flat/maisonette94%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2017–2018£1.09m£1.49m+36.8%23
Pandemic surge2021–2021£900k£900k+0%1
Rate-rise correction2022–2023£950k£650k-31.6%1
Current market2024–2024£1.30m£1.30m+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
32.6%
District
32.6%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

34out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing51
Trend Position10

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 StationVictoria line
1.8 min walk
London Kings Cross Thameslink

Nearby stations

London Kings Cross ThameslinkNational Rail
2 min walk
King's Cross St. Pancras Underground StationVictoria · Piccadilly
3 min walk
Russell Square Underground StationPiccadilly
9 min walk
Euston Underground StationVictoria · Northern
10 min walk
London Euston Rail StationAvanti West Coast · West Midlands Trains
11 min walk
29 bus routes · 10 stops within 400m · 80 buses/hr peak

85

Walkability score

570

Footpaths (500m)

36

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

23

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)104
Nearest car park74m
Santander docks (800m)36
Nearest cycle dock0.0 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 AONB16% 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

8 min walk

55%

Recommend GP

55%

Overall GP experience

2

GPs within 1km

16

Dentists within 1km

2

Care homes (1km)

Nearest hospitalRoyal National Throat, Nose and Ear Hospital · 116 m
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 1.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

203

Parks (1km)

133

Restaurants (800m)

78

Cafes (800m)

16

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

18

Sports (1km)

11

Convenience

Nearest supermarketM&S Food · 540 m
9 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

16

Late-night venues

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

3

Libraries (1km)

4

Cinemas (2km)

187m

Post office

Nearby shops

Costles128 m
Morrisons Daily135 m
Sainsbury's Local180 m
24hr Food & Wine186 m

Nearby cafes

Cappadocia38 m
Aux Pains de Papy41 m
Costa86 m
Cafe Plaka97 m

Nearby restaurants

Subway89 m
Elite Peri Peri101 m
KFC111 m
Main Chick114 m

Nearby pubs

The Water Rats103 m
The Lucas Arms145 m
The Big Chill House167 m
Bell & Viv184 m

Nearby gyms

Rebel Studio255 m
Anytime Fitness314 m
Pancras Square Leisure Centre626 m
Ozone Health and Fitness Club628 m

Nearby pharmacies

Boots552 m
Baban Pharmacy589 m
Zen940 m
Holborn Pharmacy1.1 km

Nearby health

Harley Street Healthcare32 m
The Doctors Clinic35 m
Kings Cross Dental Practice35 m
Dr Clear Aligners68 m
Food hygiene (5-star)58% of 416

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

38

Investment score

Weak

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

Low gross yield (1.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£2,102London avg: £1,950/mo
Gross yield
1.9% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score57/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

62.8

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score43/100
Bakerloo Extension route4,005m
Crossrail 2 route57m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,227 nationally

1,447

Est. population

19,678/km²

41%

Employed

39%

Degree educated

8.0%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

32

Community stability

Age profile

22%
38%
19%
Under 1822%
18–3438%
35–4919%
50–6413%
65+8%

Tenure

26%
60%
Own outright6%
Own (mortgage)5%
Private rent26%
Social rent60%
Shared ownership1%
Rent free2%

Ethnicity

18%
14%
43%
14%
White British18%
White Other14%
Asian43%
Black14%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine16%
No car household77%
Unemployed6%
No qualifications20%

Housing tenure (Census 2021)

Social rent60%
Private rent26%

vs. London

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
181
Live planning apps (800m)
43
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
14
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
12
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)
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)

BRAVINGTON'S & ALBION YARD RAILWAY BLOCK, BRAVINGTON'S & ALBION YARD RAILWAY BLOCK, PENTONVILLE ROAD, CALEDONIAN ROAD, BALFE STREET, YORK WAY, N1136 homes
completed
200, Pentonville Road, London, N1 9JY64 homes
completed
277A, Stratstone, 277A, Stratstone, Gray's Inn Road, WC1X 8QF60 homes
completed
Shaw House Refurbished, 57 - 63, Wharfdale Road, 45 & 55 Balfe Street; 39-51 and 53 & 57-63 Wharfdale Road, London54 homes
completed
45, 45, Sidmouth Street, WC1H 8JB52 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 WC1X 8BD

Full postcodeWC1X 8BD
Postcode districtWC1X
BoroughLondon Borough of Camden
WardKing's Cross
Latitude51.529402
Longitude-0.120925
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