King's Cross · Camden · Holborn and St Pancras constituency · 51.52780, -0.11573

WC1X 9LS— King's Cross, Camden

Location and area intelligence for WC1X 9LS, King's Cross, Camden

City living at its best

 

Schools 100%Safety 54/100Transport 59/100

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
66
Safety
54
Schools
100
Transport
59
Environment
68
Investment
82

The bottom line

WC1X 9LS offers exceptional schools (100% Good/Outstanding) — strong value for Investors who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Families.

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Toggle the things that matter to you — see how WC1X 9LS scores on each.

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Location

WC1X 9LS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Medium

London Benchmarks

vs London crime+190.0% vs London avg

Deep-dive guides for WC1X 9LS

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

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“City living at its best”

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How WC1X 9LS 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 · Inspected Jun 2024 · 7 min walk

KS2: 108.8

—

Secondary

Elizabeth Garrett Anderson School

Not yet inspected · Inspected Jan 2025 · 8 min walk

P8: +0.26A8: 54.2

100% of local schools rated Good or Outstanding · based on 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Thomas Coram Centre

Not inspected · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

188.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 209.6%

+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

Other31%
Violence & sexual offences20%
Anti-social behaviour15%
Theft15%
Robbery5%
Vehicle crime5%
Drug offences5%
Burglary3%

Stop & search

7.3

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Euston Fire Station · 1.0km

Crime is +190% above London average

Property

Prices, sales volume and market trends

Avg floor area69.1 m²

EPC breakdown

B
6%
C
4%

Based on 10 properties · Confidence: medium

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£172,750
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,622
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2009–2015 · CAGR

+14.7%

Total change

+127%

Market Activity

Price Velocity & Acceleration

Current Velocity

+143.9%

per year

Acceleration

+125.90

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £300k–£350k · 14 sales

Property Type Mix

Total: 14 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2009–2012£440k£410k-6.8%4.3
Help-to-Buy recovery2015–2015£1000k£1000k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
-21%
District
-21%

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

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 StationNorthern line
6.5 min walk
Kings Cross Thameslink

Nearby stations

Kings Cross ThameslinkNational Rail
6 min walk
King's Cross St. Pancras Underground StationVictoria · Piccadilly
8 min walk
Russell Square Underground StationPiccadilly
10 min walk
Angel Underground StationNorthern
10 min walk
Chancery Lane Underground StationCentral
14 min walk
No bus stops within 400m

63

Walkability score

255

Footpaths (500m)

37

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge31 min ↓
Victoria35 min ↓
Waterloo29 min ↓
Canary Wharf35 min ↓
City ★23 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)

12

EV chargers (800m)

Total spaces (800m)80
Nearest car park52m
Santander docks (800m)37
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
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 AONB17% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 5.8 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

13 min walk

55%

Recommend GP

55%

Overall GP experience

0

GPs within 1km

10

Dentists within 1km

2

Care homes (1km)

Nearest hospitalRoyal National Throat, Nose and Ear Hospital · 293 m
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

142

Parks (1km)

91

Restaurants (800m)

51

Cafes (800m)

7

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

11

Sports (1km)

7

Convenience

Nearest supermarketCo-op Food · 678 m
5 tennis courts1 sports halls

Nightlife (500m)

1

Nightclubs

8

Late-night venues

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

1

Libraries (1km)

5

Cinemas (2km)

405m

Post office

Nearby shops

Metro Express104 m
Singhsbury Express161 m
Food & Wine239 m
AM 2 PM255 m

Nearby cafes

Frequency154 m
Kings185 m
Cafe Saffron235 m
The Chapel238 m

Nearby restaurants

Baba Tang93 m
Canton Taste97 m
Sen Viet149 m
The King Rooster187 m

Nearby pubs

The Carpenters Arms80 m
The Queen's Head183 m
The Union Tavern208 m
The Northumberland Arms223 m

Nearby gyms

Ozone Health and Fitness Club233 m
Anytime Fitness411 m
Nuffield Health Fitness & Wellbeing459 m
Rebel Studio531 m

Nearby pharmacies

Boots871 m
Zen917 m
Holborn Pharmacy980 m

Nearby health

Grays Inn Road Dental Surgery229 m
Royal National Throat, Nose and Ear Hospital293 m
National Street Healthcare297 m
Amwell Group Practice358 m
Food hygiene (5-star)57% of 307

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

82

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 score42/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Future outlook

46.2

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score43/100
Bakerloo Extension route3,719m
Crossrail 2 route315m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,703 nationally

1,365

Est. population

17,376/km²

51%

Employed

49%

Degree educated

7.0%

Claimant rate

Inner cityVery high densityRenters

26

Community stability

Age profile

17%
40%
22%
14%
Under 1817%
18–3440%
35–4922%
50–6414%
65+7%

Tenure

42%
47%
Own outright5%
Own (mortgage)5%
Private rent43%
Social rent47%
Shared ownership0%
Rent free0%

Ethnicity

23%
24%
29%
White British23%
White Other24%
Asian29%
Black11%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine15%
No car household81%
Unemployed9%
No qualifications14%

Housing tenure (Census 2021)

Social rent47%
Private rent43%

vs. London

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
283
Live planning apps (800m)
70
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
19
Major developments (800m)
0
Planning apps (12 months)
35
Planning apps (3 years)
25
Local approval rate
71%
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)
443
Largest scheme
345 homes · Street Record, Royal Mail Phoenix Place, Phoenix Place, Gough Street, Calthorpe Street, London
Pipeline pressure
NONE

Named schemes (500m)

200, Pentonville Road, London, N1 9JY64 homes
completed
8-20, 8, Cubitt Street, KINGS CROSS ROAD, London, WC1X 0LR48 homes
completed
48, Britannia Street, London, WC1X 9JH38 homes
completed
Westminster Kingsway College, 45, Westminster Kingsway College, 45, Sidmouth Street, WC1H 8JB37 homes
completed
Derby Lodge, BLOCKS 3 & 4, DERBY LODGE, Wicklow Street, London, WC1X 9LE36 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 9LS

Full postcodeWC1X 9LS
Postcode districtWC1X
BoroughLondon Borough of Camden
WardKing's Cross
Latitude51.527799
Longitude-0.115729
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