Land by postcode · NW area · NW8
What the open records say about the NW8 postcode district in Greater London: recent sales, planning designations and controls, and the council that decides applications. District-level facts to read before you sell or develop a plot in City of Westminster, London.
Residential sales recorded by HM Land Registry between 2024-08 and 2026-07. This is market context for the district, not a land valuation: what a plot is worth depends on what can be built on it, which these figures do not show.
Sales in 24 months
455
Median sale price
£935,000
Median £ per m² of floor area
£14,583
Median, last 12m vs prior 12m
-9.6%
£967,500 → £875,000
Mix of sales: 4% detached, 6% semi-detached, 10% terraced, 80% flats.
New-build sales 2023–2024: 57 of 615 (9%). A rough proxy for recent building activity: these are homes sold by builders, not development sites.
For each designation on the planning.data.gov.uk register, the share of the 835 live postcodes in NW8 whose centroid falls inside it. This measures postcodes, not land area, and says nothing about any individual plot.
356 of 835 postcodes
St John's Wood · Alexandra Road · Fisherton Street Estate · St Johns Wood · Regent's Park and 1 more
814 of 835 postcodes
4 separate directions recorded, each removing particular permitted development rights within a defined area.
No postcodes in NW8 fall inside: Green Belt, National Landscape (AONB), National Park.
Flood zones, tree preservation orders, local plan allocations, settlement boundaries and non-designated heritage are not included here and are checked in a full assessment.
43% of postcodes fall within a conservation area. Inside one, demolition needs consent, some permitted development rights are reduced, and new work is assessed against the character and appearance of the area.
97% of postcodes are covered by an Article 4 direction, which removes specific permitted development rights in that area, so changes that are automatic elsewhere need a planning application there.
These are district-level facts. The free assessment checks your actual boundary against the same registers and the local plan and tells you plainly what they mean for your plot.
Decided planning applications in NW8 since 2021, from the council registers, grouped by the kind of scheme a landowner might be weighing up. Extensions, conditions and tree works are left out. Counts, not estimates.
Taken from the units table on the planning form itself, so this is homes actually created, not a reading of the description. 40 decided since 2021, 7 refused, typically 159 days to a decision.
27 of 40
approved, 68%
47% across London
60 homes approved of 85 applied for
Approved examples
28 Avenue Road London NW8 6BU (1 new home)
Erection of a two-storey plus basement and mansard dwelling with outbuildings, vehicular access, parking, landscaping and associated works.
Approved 2024-06-05, Camden ref 2021/1358/P
32 -34 Avenue Road London NW8 6BU (1 new home)
Demolition of the existing house and replacement with a two-storey dwellinghouse plus an attic floor, basement, landscaping, parking and ass...
Approved 2023-06-14, Camden ref 2022/2014/P
95 Avenue Road London NW8 6HY (2 new homes)
Demolition of 7 x existing garages and related structures and replacement with 2 x new two storey semi-detached houses, creation of new ligh...
Approved 2026-05-13, Camden ref 2024/2785/P
By the kind of plot, from the wording of each proposal:
14 decided since 2021, 6 refused, typically 195 days to a decision
7 of 14
approved, 50%
43% across London
Approved examples
28 Avenue Road London NW8 6BU
Erection of a two-storey plus basement and mansard dwelling with outbuildings, vehicular access, parking, landscaping and associated works.
Approved 2024-06-05, Camden ref 2021/1358/P
101 Hamilton Terrace London NW8 9QY
Demolition of existing single dwelling house and construction of new house on basement, lower ground, ground, first, second and third floors...
Approved 2021-03-18, Westminster ref 21/00248/FULL
The Studio Rear Of 27 Abercorn Place London NW8 9DX
Demolition of the existing building and the erection of a replacement two storey dwelling and excavation of a single storey basement, instal...
Approved 2022-12-05, Westminster ref 21/03590/FULL
9 decided since 2021, typically 201 days to a decision
4 of 9
approved, 44%
49% across London
Approved examples
77 Avenue Road London NW8 6JD
Demolition of existing dwelling and erection of replacement three-storey detached dwelling with basement
Approved 2023-02-01, Camden ref 2021/4003/P
32 -34 Avenue Road London NW8 6BU
Demolition of the existing house and replacement with a two-storey dwellinghouse plus an attic floor, basement, landscaping, parking and ass...
Approved 2023-06-14, Camden ref 2022/2014/P
Radlett House Radlett Place London NW8 6BT
Demolition of existing dwelling (Class C3) and replacement with a single new dwelling (Class C3) comprising the main house, integral swimmin...
Approved 2024-10-31, Camden ref 2024/1980/P
4 decided since 2021, 1 refused, typically 125 days to a decision
3 of 4
approved
45% across London
Approved examples
Alexander House 85 Frampton Street London NW8 8NQ
Change of use of the existing office (Class E(g)) floorspace to two x 2-bedroom residential units (Class C3), alterations to elevation and a...
Approved 2022-04-27, Westminster ref 21/08449/FULL
Ground Floor 26-28 Finchley Road London NW8 6ES
Change of use of part ground floor premises from Yoga studio to residential use (Class C3) (Linked to 22/05588/LBC)
Approved 2022-11-07, Westminster ref 22/04845/FULL
2 Miles Place London NW8 8AZ
Conversion of existing garage into residential flat (Class C3) with associated external alterations
Approved 2026-05-19, Westminster ref 25/09140/FULL
Also decided here: 12 applications for outbuildings, annexes or garden buildings, 7 approved, typically 91 days.
Decided planning applications (not extensions, conditions or tree works) in this postcode district from the councils' own registers, classified by the wording of each proposal. Counts, not estimates; where a class has fewer than three applications it is not shown.
NW8 is split between planning authorities: City of Westminster (85% of sampled postcodes), Camden (13% of sampled postcodes).
Draw your boundary, tell us what you own, and an architect checks it against these registers and the local plan. Free, no obligation, and you get a straight written answer.
It depends on where the plot sits, not on the district average. In NW8, 0% of postcodes are in the Green Belt, 43% in a conservation area. Outside those designations the questions that decide it are whether the plot is inside or adjoining the settlement boundary in the local plan, whether it has its own road access, and what is next to it. A plot on the edge of a village or town with access has the best chance; an open field outside the settlement boundary rarely gets consent for housing whatever the market is doing.
Often, yes. 97% of postcodes in NW8 are under an Article 4 direction (4 separate directions), which withdraws particular permitted development rights, so an outbuilding, extension or change of use that is automatic elsewhere needs an application there. Outside those areas, permitted development applies to houses and their gardens but not to agricultural land or paddocks, where a new building or a new use normally needs permission or prior approval.
Developers look at three things before they talk about price: whether the plot is outside the Green Belt and any National Landscape, whether it sits inside or beside the settlement boundary, and what finished homes sell for. In NW8 the median sale is £935,000, and only 9% of 2023–2024 sales were new-build homes, so builders have been quiet here. A single plot usually goes to a local builder or a self-builder; a site for five or more homes attracts regional housebuilders, normally through an option or a conditional contract rather than an outright purchase, so the price you see quoted is not the price you receive.
There is no district figure for land, because a plot's value comes from what can be built on it, not from where it is. As a guide, a serviced plot with consent for one house commonly sells for around a third of the finished house value, which in NW8 would be measured against a £935,000 median sale. The same plot without consent, or inside the Green Belt, is worth a small fraction of that, and a paddock with no realistic route to consent is worth agricultural or amenity value only. The free check tells you which of those your plot is before you talk to anyone about a price.
Three places: the local plan and its policies map for the settlement boundary and allocations, the council's planning register for what has been approved or refused on neighbouring land, and planning.data.gov.uk for the national designations. That is an evening's work if you know what you are looking for. The alternative is to draw your boundary on this site: an architect checks it against the same records and writes back within 48 hours with a plain answer, free and without obligation.
Computed from open-data records; district-level, not plot-level measurements. Sales: HM Land Registry Price Paid Data (2024-08-01 to 2026-07-31), © Crown copyright, Open Government Licence. Designations: planning.data.gov.uk (OGL), retrieved 2026-09-05; conservation areas and Article 4 directions are made locally and published on that national register. Postcode centroids: OS Code-Point Open 2026.3.0, contains OS data © Crown copyright and database right 2026. Place name is the most common post town in the sales records. Figures computed 2026-09-06.