The Neighbourhood
St John’s Wood is a peaceful enclave situated between Maida Vale to The West and Primrose Hill to the East. It is popular with families due to the variety of detached housing and excellent schooling options.
Arguably London’s first garden suburb, St John’s Wood was developed from agricultural land with the intention to retain a rural feel. This is why you will see more grand villas on wide tree-lined streets and less terraced housing than in neighbouring areas.
Over the year’s, St John’s Wood High Street has been improved by Westminster Council with various pavement widening and landscaping measures. NW8 is also home to Lord’s Cricket Ground, while Primrose Hill and Regent’s Park (including London Zoo) are just a short walk away. Similar to Hampstead, the area attracts a large contingent of US expats drawn to The American School.
St John’s Wood tube station gives easy access to central London on the Jubilee line. Bond Street is only two stops away while some locals use the line to commute to Canary Wharf.
The Market
Family homes in NW8 tend to sell at a significant premium to other property types. A well-located, detached house typically sells for at least 50% per sq ft more than a good flat.
Avenue Road, close to Regent’s Park, is perhaps the standout address where detached villas can cost in excess of £35m. The majority of transactions in this price range are conducted off market due to privacy and security concerns. Norfolk Road, Hamilton Terrace and Accacia Road also perform strongly.
Elsewhere there are flats in more affordable portered blocks built from the 1930s onwards – the condition of these buildings varies but there are some well-maintained blocks offering good value. A £500,000 – £1m budget goes a lot further here than the other side of Regent’s Park.
Although much of NW8 is a conservation area, developers have gained permission for some ambitious new builds. Arguably the most impressive in recent years is 50 St Edmund’s Terrace – a boutique development bordering Primrose Hill featuring 36 apartments with several sales in excess of £2,000 per sq ft. Other recent developments include One St John’s Wood and St John’s Wood Barracks – an ambitious plan to convert a military site recently purchased for £400m. Buyers considering such new builds should ensure they have evaluated the value of the service charges against flats on the second-hand market and considered how it may impact capital growth.
