Primrose Hill is a beautiful and extremely affluent district within the borough of Camden in North West London. The area is bordered by Swiss Cottage, Chalk Farm, Camden Town, St John's Wood and Belsize Park.
In 2021 properties in Primrose Hill commanded an average price of £1,878,101 which made it the most expensive area in the entire borough. For some context, the average price of property in nearby Camden was £1,261,806, and property in the most affordable part of the borough of Camden, which was High Holborn, sold for £557,500 on average.
Flats were the most commonly sold type of property, which fetched £1,011,214 on average. Terraced properties were more than twice as expensive, reaching an average price of £3,097,140, and semi-detached properties in the area reached an average price of £4,870,625.
Since 2020, property prices in Primrose Hill have increased by 60% however they are also 4% down on the peak seen in 2019 when the average price was £1,966,420.
What is living in Primrose Hill like?
Primrose Hill is an exemplary illustration of a highly successful urban village in London. In the 1960s, changes to the road system in the area were made to prevent the occurrence of accidents and collisions. The benefits of these changes can still be felt today because most of Primrose Hill is free from through motor traffic, which enhances the secluded atmosphere that makes this part of the city so appealing.
The Primrose Hill district was named after the beautiful Grade II listed Primrose Hill park which opened in 1842. In addition to a popular children's playground, the park also offers a range of other amenities, including an outdoor gym. The summit of Primrose Hill stands at some 63 metres and offers stunning views across London. Visitors can also see an inscription in York stone at the summit, by William Blake, and reads 'I have conversed with the spiritual sun. I saw him on Primrose Hill.'
The area saw some decline after the Second World War however a slow process of gentrification began to occur which has resulted in the creation of the picture-perfect district we know and love today. As you might expect from such a picturesque and affluent part of London, Primrose Hill is home to an eclectic variety of independent retailers, eateries, and cafés. This strong community feel is enhanced by the fact the area is home to just 7,500 residents, which in turn has helped to nurture the area's strong caféculture.
Living in Primrose Hill pros and cons
Pro: Good transport connections
Getting around is incredibly easy, which is particularly beneficial for young professionals commuting into the heart of the city. Chalk Farm tube station, which is located close to Camden Town, is the closest and most convenient for Primrose Hill residents. It sits within Zone 2 and is located on the Edgware part of the Northern line. Swiss Cottage is also within easy reach for Primrose Hill residents, which is also within Zone 2 and is positioned on the Jubilee line. South Hampstead is the closest mainline station, which is easily accessible on foot. It is possible to reach the City from Primrose Hill in 30 minutes. Travel times to Westminster are similar, and public transportation can take Primrose Hill residents to Canary Wharf in 45 minutes.
Despite its lack of through traffic, drivers will no doubt be pleased to learn that Primrose Hill offers easy access to the A41, A1, M1 and North Circular roads. It is worth noting that Primrose Hill is located within the expanded ULEZ zone, so the daily charge will apply to all vehicles that do not conform to emissions standards.
Con: High property prices
Primrose Hill is one of the most expensive districts in the whole of London. Many flats sell for more than £1 million, with terraces and semi-detached homes costing several million more. Renting in Primrose Hill is somewhat more attainable, however even the more affordable two bedroom apartments often command in excess of £1,750 per calendar month.
As the area is relatively compact and its allure means that there is always a queue of potential buyers, the property market in Primrose Hill is very competitive. This, no doubt, contributes to the sky-high property prices, particularly around the Elsworthy Road, Wadham Gardens, and King Henry's Road areas.
Is Primrose Hill a safe place to live?
In the Camden Town and Primrose Hill areas, there were 5,642 offences reported between January 2020 and December 2021. Just over 2,000 of those crimes were categorised as theft, with a further 1,300 recorded as violent crimes. There were also 543 drug offences, 425 public order offences, and 351 vehicle offences.
Crime in the area peaked in January 2020, when there were 334 reported offences. Crime then fell sharply to April 2020 before increasing again during the summer months. In January 2021, there were just 123 crimes recorded however figures steadily increased to October 2021 when 339 incidents occurred.
In November 2021, there were 21 crimes per 1,000 residents. This compares with 12 crimes per 1,000 residents across the borough of Camden, and 8 crimes per 1,000 residents in London.
Which celebrities live in Primrose Hill?
Sometimes referred to as London's Hollywood, Primrose Hill has long been a bit of a hot spot for celebrity spotting.
There are seven properties in Primrose Hill that are adorned with blue plaques installed by English Heritage as a way to commemorate the notable figures who once resided there. These include painter William Roberts, photographer Roger Fenton, and poet William Butler Yeats. Sylvia Plath also has a blue plaque at number 3 Chalcot Square, however she also lived at number 23 Fitzroy Road during the last few months of her life.
During the 1990s, many famous faces working in the fashion, film and music industries moved into the Primrose Hill area and were subsequently known in the tabloids as the Primrose Hill Set. This group included musicians Noel and Liam Gallagher, actors Sadie Frost and Jude Law, and model Kate Moss. Other notable members included Sienna Miller, Patsy Kensit, Ewan McGregor, Donna Air, and Gavin Rossdale.
Broadcasters Nicholas Crane and Joan Bakewell also live in Primrose Hill, as do actors Derek Jacobi and Daisy Ridley.
Things to consider when moving to Primrose Hill
Primrose Hill will always have a certain appeal, and if you can't resist its charms and have the budget - then you are almost guaranteed to live your dream life strolling the district's charming streets, taking in the stunning views, and enjoying the strong community feel. You should however be flexible and always keep an open mind, because it's highly competitive.
For families with school-age children, there are 36 schools located within a mile of Primrose Hill. This includes several independent schools, including the Cavendish School on Inverness Street and North Bridge House Preparatory on Gloucester Avenue. There are also a number of 'Outstanding' schools in Primrose Hill, including Primrose Hill Primary School on Princess Road, Richard Cobden Primary School on Camden Street, and the Camden School for Girls on Sandall Road, which offers secondary and 16-18 education. The most prestigious schools in Primrose Hill are as competitive as the property market, which is something to keep in mind.