Abbey Road · Westminster · Queen's Park and Maida Vale constituency · 51.53814, -0.18359

NW8 0JA— Abbey Road, Westminster

Location and area intelligence for NW8 0JA, Abbey Road, Westminster

The practical family move

 

Top 5% LondonSchools 100%Safety 84/100Transport 50/100Yield 4.00%

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
75
Safety
84
Schools
60
Transport
50
Environment
54
Investment
63

The bottom line

NW8 0JA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

NW8 0JA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.9% vs London avg
vs London crime-29.0% vs London avg

Deep-dive guides for NW8 0JA

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

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“The practical family move”

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How NW8 0JA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Augustines Federated Schools: CofE Primary School

Not yet inspected · Inspected Apr 2025 · 9 min walk

KS2: 104.6

—

Secondary

St George's Catholic School

Not yet inspected · Inspected Jan 2025 · 8 min walk

P8: +0.70A8: 55.9

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 15 min walk

6 primaries · 4 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

46.4 incidents per 1,000 residents

Better than 65% of London
→ Stable

-89% vs borough

Crime by type

Other25%
Violence & sexual offences20%
Anti-social behaviour19%
Burglary15%
Vehicle crime13%
Theft6%
Drug offences1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 1.6km

Crime is 29% below London average

Property

Prices, sales volume and market trends

Avg floor area51 m²

EPC breakdown

C
9%
D
8%
E
2%
F
1%

Based on 20 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
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£127,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £1,510
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2014 · CAGR

+9%

Total change

+415%

Market Activity

Price Velocity & Acceleration

Current Velocity

+29.0%

per year

Acceleration

+10.08

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 8 sales

Property Type Mix

Total: 8 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£67k£133k+97.8%1.5
Post-dot-com plateau2003–2003£190k£190k+0%1
Pre-crash peak2006–2006£225k£225k+0%1
GFC & correction2008–2008£268k£268k+0%2
Help-to-Buy recovery2014–2014£345k£345k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.6% alpha

Flat/maisonette-0.6% α
Local
8.1%
District
8.7%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Maida Vale Underground StationBakerloo line
11.3 min walk
South Hampstead

Nearby stations

South Hampstead Rail StationLioness
6 min walk
South HampsteadNational Rail
6 min walk
Kilburn High Road Rail StationLioness
8 min walk
St. John's Wood Underground StationJubilee
10 min walk
Kilburn Park Underground StationBakerloo
10 min walk
No bus stops within 400m

51

Walkability score

90

Footpaths (500m)

2

Santander docks (800m)

0.6 km

Nearest cycle dock

Central London commute times

London Bridge ★38 min
Victoria40 min ↑
Waterloo40 min ↑
Canary Wharf48 min ↑
City44 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

24

Car parks (800m)

2

EV chargers (800m)

Nearest car park10m
Santander docks (800m)2
Nearest cycle dock0.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G97%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 28.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 78% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.3 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 81% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.6 km

Energy

Solar: 852 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 2

Landslide susceptibility: Medium

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 yield852.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

PES@SAFARIAN & SIMON (ABBEY RD) SWL

SAFARIAN & SIMON OPTICIANS, 53 ABBEY ROAD, NW8 0AD

2 min walk

7

GPs within 1km

6

Dentists within 1km

4

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 807 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 2.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

89

Parks (1km)

19

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

8

Gyms (1km)

25

Sports (1km)

2

Convenience

Nearest supermarketSave More · 494 m
14 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
4,137 licensed premises in borough2,967 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

345m

Post office

Nearby shops

Londis87 m
A. D. Food & Wine92 m
Sainsbury's Local315 m
Green Village Deli476 m

Nearby cafes

London Coffee Bank87 m
Dawn Seal111 m
Gourmet Grind113 m
Zebra X116 m

Nearby restaurants

ThongLor91 m
Almas100 m
Mamma Santissima113 m
Belgrave115 m

Nearby pubs

The Clifton271 m
The Arches Wine Bar & Restaurant461 m
The Priory Tavern535 m
The Studio548 m

Nearby gyms

Feel Electric124 m
Pilates Tonic350 m
Gav the Champ491 m
Performance RX537 m

Nearby pharmacies

Hodgetts Chemist85 m
Holmes Chemist731 m
Superdrug875 m
Boots893 m

Nearby health

Abbey Road Dental85 m
Belsize Priory Health Centre313 m
The Dental Design Studio555 m
St. John's Wood Orthodontic Clinic587 m
Food hygiene (5-star)52% of 69

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
44

High street

E

High street health

Registered businesses

ALNAJEM LTD
LANOIRE BEAUTY UK LTD

Investment

Investment grade, yield and market outlook

63

Investment score

Good

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

Avg monthly rent
£2,622London avg: £1,950/mo
Gross yield
4.0% (average)London avg: 3.8%Above average yield
Gentrification score23/100
Right-to-buy sales (5yr)Owner-occupier growth signal44

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Future outlook

51.8

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,462m
Crossrail 2 route3,684m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,436 nationally

1,723

Est. population

9,316/km²

47%

Employed

56%

Degree educated

£44,900

Median income

2.1%

Claimant rate

Inner cityHigh densityYoung professionals

42

Community stability

Age profile

24%
22%
18%
24%
Under 1824%
18–3422%
35–4918%
50–6424%
65+12%

Tenure

32%
18%
32%
18%
Own outright32%
Own (mortgage)18%
Private rent32%
Social rent18%
Shared ownership0%
Rent free0%

Ethnicity

38%
21%
16%
17%
White British38%
White Other21%
Asian16%
Black3%
Mixed5%
Other17%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine8%
No car household39%
Unemployed4%
No qualifications14%

Housing tenure (Census 2021)

Private rent32%
Social rent18%

vs. London

Income vs London+6.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
170
Live planning apps (800m)
34
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
62
Planning apps (3 years)
63
Local approval rate
66%
Borough approval rate
85%
Opportunity area
No
CIL rate (residential)
£500/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
21
Largest scheme
113 homes · 20, 20, ABBEY ROAD, NW8
Pipeline pressure
NONE

Named schemes (500m)

100-106, 100, Goldhurst Terrace, London, NW6 3HS17 homes
completed
98a, 98a, Boundary Road, NW8 0RH15 homes
completed
Former 85, 85- 91, Abbey Road, London14 homes
completed
5-7, 5-7, BELGRAVE GARDENS, NW812 homes
completed
83, 83, Abbey Road, London, NW8 0AG10 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
15.2%
Ward turnout
38%
Election year
2026
MP
Georgia Gould (Labour)
MP majority
2,708
Constituency
Cities of London and Westminster

Councillors

Hannah Rebecca GalleyConservative
Festus Kehinde AkinbusoyeConservative
Caroline Emma SargentConservative

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Key facts for NW8 0JA

Full postcodeNW8 0JA
Postcode districtNW8
BoroughLondon Borough of Westminster
WardAbbey Road
Latitude51.538140
Longitude-0.183595
Parliamentary constituencyQueen's Park and Maida Vale
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