King's Cross · Camden · Holborn and St Pancras constituency · 51.52752, -0.11835

WC1X 8EB— King's Cross, Camden

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

The practical family move

 

Top 6% LondonSchools 100%Safety 78/100Transport 62/100Low yield 3.32%Only 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Outstanding schools set this area apart

Liveability
77
Safety
78
Schools
100
Transport
62
Environment
66
Investment
50

Location

WC1X 8EB

Key facts for WC1X 8EB

Full postcodeWC1X 8EB
Postcode districtWC1X
BoroughLondon Borough of Camden
WardKing's Cross
Latitude51.527517
Longitude-0.118350
Parliamentary constituencyHolborn and St Pancras
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highMixed
ExcellentStrongRisk: Low

London Benchmarks

vs London avg price+46.2% vs London avg
vs London crime+2.1% vs London avg

Deep-dive guides for WC1X 8EB

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

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How WC1X 8EB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Winton Primary School

Outstanding · 7 min walk

KS2: 108.8

—

Secondary

Elizabeth Garrett Anderson School

Not yet inspected · 9 min walk

P8: +0.26A8: 54.2

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

Childcare

Thomas Coram Centre

Not inspected · 4 min walk

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

Safety

5 Jun

Crime rates and local incidents

MEDIUM CRIME

66.3 incidents per 1,000 residents

Higher crime than 51% of London
↑ Rising 52.3%

-19% vs borough

Crime by type

Violence & sexual offences26%
Other20%
Theft18%
Anti-social behaviour16%
Drug offences10%
Vehicle crime5%
Burglary4%
Robbery2%

Stop & search

5.3

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

Crime is +2% above London average

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 1 sale in 24 months. Price figures may not reflect the wider area. Treat with caution.

£760,000

Median sale price

Top 25% — 46% above London median

£760,000 is 46% above the London median (£520,000)

Flat

Dominant type

Price history

Sales (24 months)1
New build0.0%

Street mix

Terraced 6%Flat 91%Other 3%

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

Stamp duty

Standard buyer£25,500
First-time buyerFTB
£25,500
Additional propertyBTL/2nd
£48,300

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

£3,802/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr

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

Council tax band Band DAnnual charge £1,622
Price growth potentialHigh

Transport

1 May

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 StationNorthern line
5.3 min walk
🚂
Kings Cross Thameslink

Nearby stations

🚂
Kings Cross ThameslinkNational Rail
5 min walk
🚇
King's Cross St. Pancras Underground StationVictoria · Piccadilly
6 min walk
🚇
Russell Square Underground StationPiccadilly
8 min walk
🚇
Euston Underground StationVictoria · Northern
12 min walk
🚇
Angel Underground StationNorthern
12 min walk
🚌2 bus routes · 9 stops within 400m · 46 buses/hr peak

77

Walkability score

315

Footpaths (500m)

38

Santander docks (800m)

0.0 km

Nearest cycle dock

Central London commute times

London Bridge37 min ↑
Victoria43 min ↑
Waterloo ★25 min
Canary Wharf37 min ↓
City25 min ↓

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

Parking & EV

Car parks, spaces and charging points

30

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)104
Nearest car park103m
Santander docks (800m)38
Nearest cycle dock0.0 km

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 20.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 90% of London
NoiseHIGH
road
Noisier 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 — 5.7 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 yield851.7 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

11 min walk

55%

Recommend GP

55%

Overall GP experience

2

GPs within 1km

14

Dentists within 1km

2

Care homes (1km)

Nearest hospitalRoyal National Throat, Nose and Ear Hospital · 202 m
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 1.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

151

Parks (1km)

90

Restaurants (800m)

63

Cafes (800m)

8

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

15

Sports (1km)

6

Convenience

Nearest supermarketCo-op Food · 709 m
9 tennis courts

Nightlife (500m)

0

Nightclubs

8

Late-night venues

C

1

Libraries (1km)

4

Cinemas (2km)

415m

Post office

Nearby shops

Metro Express220 m
Singhsbury Express252 m
Food & Wine301 m
AM 2 PM305 m

Nearby cafes

The Chapel106 m
Costa191 m
Aux Pains de Papy248 m
Frequency250 m

Nearby restaurants

Supreme Fried Chicken and Kebabs20 m
Baba Tang213 m
Canton Taste219 m
Sen Viet246 m

Nearby pubs

The Queen's Head105 m
The Lucas Arms130 m
The Harrison155 m
The Water Rats186 m

Nearby gyms

Rebel Studio349 m
Ozone Health and Fitness Club372 m
Nuffield Health Fitness & Wellbeing395 m
Anytime Fitness425 m

Nearby pharmacies

Zen796 m
Boots825 m
Holborn Pharmacy884 m

Nearby health

Grays Inn Road Dental Surgery52 m
Royal National Throat, Nose and Ear Hospital202 m
The Doctors Clinic263 m
Harley Street Healthcare271 m
Food hygiene (5-star)56% of 345

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

50

Investment score

Moderate

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

Avg monthly rent
£2,102London avg: £1,950/mo
Gross yield
3.32% (average)London avg: 3.8%Below average yield — bottom 54%
Gentrification score77/100
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

72.7

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score43/100
Bakerloo Extension route3,746m
Crossrail 2 route303m

Demographics

22 Apr

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,091 nationally

2,457

Est. population

15,700/km²

38%

Employed

45%

Degree educated

4.8%

Claimant rate

Inner cityVery high densityMixed

33

Community stability

Age profile

26%
37%
14%
Under 1826%
18–3438%
35–4914%
50–6412%
65+11%

Tenure

28%
54%
Own outright9%
Own (mortgage)7%
Private rent28%
Social rent54%
Shared ownership1%
Rent free0%

Ethnicity

24%
21%
31%
White British24%
White Other21%
Asian31%
Black10%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine11%
No car household72%
Unemployed8%
No qualifications13%

Housing tenure (Census 2021)

Social rent54%
Private rent28%

vs. London

Price vs London+46.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
252
Live planning apps (800m)
59
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
17
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
15
Local approval rate
94%
Borough approval rate
90%
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)
90
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)

200, Pentonville Road, London, N1 9JY64 homes
completed
277A, Stratstone, 277A, Stratstone, Gray's Inn Road, WC1X 8QF60 homes
completed
45, 45, Sidmouth Street, WC1H 8JB52 homes
completed
8-20, 8, Cubitt Street, KINGS CROSS ROAD, London, WC1X 0LR48 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£760,000)

£25,500

Standard buyer

£25,500

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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The bottom line

WC1X 8EB offers exceptional schools (100% Good/Outstanding) and low crime at £760,000 median — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 11 Japanese knotweed sites within 400m — may affect mortgage applications.

Check your dealbreakers

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Compare Camden with nearby boroughs:

Camden vs IslingtonCamden vs HaringeyCamden vs WestminsterCamden vs Kensington And Chelsea

What else could £760k buy?

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Data freshness

When each data source was last updated

83%

Confidence score

10/12

Pillars populated

High reliability
gp1 May
cqc8 May
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime5 Jun
flood22 Apr
noise24 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
sports18 Apr
parking4 May
schools1 May
stats199 Jun
streets18 Apr
planning1 Jun
property1 May
amenities4 May
buildings18 Apr
bus stops4 May
elections9 May
ethnicity7 Jun
gp survey18 Apr
green belt18 Apr
parliament19 Apr
tfl cycles2 May
air quality19 May
bgs geology18 Apr
councillors9 May
dfe schools18 Apr
fsa hygiene1 May
green space22 Apr
demographics22 Apr
voa property24 Apr
bgs landslide18 Apr
bus frequency7 Jun
national rail1 May
rental market2 Jun
claimant count18 Apr
street profile8 Jun
water provider9 Jun
housing pipeline18 Apr
population density18 Apr
surface water flood18 Apr

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