Abbey Road · Westminster · Queen's Park and Maida Vale constituency · 51.53856, -0.17833

NW8 0ND— Abbey Road, Westminster

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

The practical family move

 

Top 5% LondonSchools 100%Safety 84/100Transport 59/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
78
Safety
84
Schools
90
Transport
59
Environment
54
Investment
51

The bottom line

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

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Location

NW8 0ND

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 0ND

🛡️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 0ND has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Holy Trinity CofE Primary School, NW3

Not yet inspected · Inspected Nov 2024 · 11 min walk

KS2: 105.8

★★

Secondary

Harris Academy St John's Wood

Good · Inspected Nov 2019 · 2 min walk

P8: +0.53A8: 50.9

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 21 min walk

2 primaries · 3 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Paddington Fire Station · 2.1km

Crime is 29% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

NW8 district median

£787,500

Based on 47 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£28,697/m²
Price per ft²£2,666/ft²
Avg floor area169 m²

EPC breakdown

B
1%
C
9%
D
14%
E
2%
F
1%

Based on 27 properties · Confidence: medium

Street mix

Semi 11%Terraced 50%Detached 2%Flat 38%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£422,500
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+9.9%

Total change

+1586%

Market Activity

Price Velocity & Acceleration

Current Velocity

+75.0%

per year

Acceleration

-345.78

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £450k–£500k · 56 sales

Property Type Mix

Total: 56 sales

Detached1.8%
Semi-detached10.7%
Terraced50%
Flat/maisonette37.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£275k£530k+92.7%3.7
Post-dot-com plateau2001–2004£213k£1.25m+486.9%2
Pre-crash peak2005–2007£850k£2.38m+179.4%3.3
GFC & correction2010–2012£1.23m£570k-53.5%1
Help-to-Buy recovery2013–2016£650k£2.65m+307.7%2
Brexit uncertainty2019–2019£2.38m£2.38m+0%2
Pandemic surge2021–2021£3.22m£3.22m+0%2
Rate-rise correction2023–2023£509k£509k+0%1
Current market2024–2025£2.65m£4.64m+75%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+9.9% alpha

Weakest performer

Terraced

+2% alpha

Flat/maisonette+9.9% α
Local
20.7%
District
10.8%
Terraced+2% α
Local
9.2%
District
7.2%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
St. John's Wood Underground StationJubilee line
5.8 min walk
South Hampstead

Nearby stations

South Hampstead Rail StationLioness
4 min walk
South HampsteadNational Rail
4 min walk
St. John's Wood Underground StationJubilee
7 min walk
Swiss Cottage Underground StationJubilee
8 min walk
Finchley Road Underground StationJubilee · Metropolitan
12 min walk
No bus stops within 400m

56

Walkability score

155

Footpaths (500m)

5

Santander docks (800m)

0.5 km

Nearest cycle dock

Central London commute times

London Bridge ★26 min
Victoria29 min ↓
Waterloo28 min ↓
Canary Wharf36 min ↓
City33 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

22

Car parks (800m)

4

EV chargers (800m)

Nearest car park94m
Santander docks (800m)5
Nearest cycle dock0.5 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

78%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed411 Mbps
Median download407 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 waterNONE
No assessed surface water flood risk
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: 2.2 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 79% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.4 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

5 min walk

10

GPs within 1km

10

Dentists within 1km

6

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 633 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 1.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

94

Parks (1km)

26

Restaurants (800m)

16

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

7

Gyms (1km)

16

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Arches Wine Bar & Restaurant (411 m)

Nearest supermarketSave More · 393 m
2 tennis courts3 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

2

Cinemas (2km)

460m

Post office

Nearby shops

Green Village Deli348 m
Tesco Express389 m
Fair Supermarket400 m
A. D. Food & Wine423 m

Nearby cafes

Liten382 m
Zara Cafe389 m
Zebra X406 m
Dawn Seal411 m

Nearby restaurants

Cent Anni129 m
PizzaExpress411 m
Nona Swiss Cottage416 m
Belgrave418 m

Nearby pubs

The Arches Wine Bar & Restaurant411 m
The Clifton559 m
The Ordnance Arms565 m
The Duke Of York686 m

Nearby gyms

Heartcore Fitness385 m
Gav the Champ393 m
Performance RX430 m
Pilates Tonic475 m

Nearby pharmacies

Hodgetts Chemist443 m
Superdrug680 m
St Johns Wood Pharmacy718 m
Boots729 m

Nearby health

St. John's Wood Orthodontic Clinic277 m
Abbey Road Dental444 m
NW London Smile Centre447 m
Belsize Priory Health Centre589 m
Food hygiene (5-star)48% of 99

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
44

High street

E

High street health

Registered businesses

138 LOUDOUN ROAD MANAGEMENT LIMITED
AZIMZADEH AESTHETICS LTD
SOBHANI INVESTMENT LIMITED
TAHIRA & SONS LTD

Investment

Investment grade, yield and market outlook

51

Investment score

Moderate

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 score26/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

65.6

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,213m
Crossrail 2 route3,353m

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
Yes
Article 4 area
Yes
Listed buildings (800m)
160
Live planning apps (800m)
31
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
59
Planning apps (3 years)
52
Local approval rate
70%
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)
15
Largest scheme
169 homes · SWISS COTTAGE LEISURE CENTRE, CORNER OF, SWISS COTTAGE LEISURE CENTRE, CORNER OF, WINCHESTER ROAD, ADELAIDE ROAD, NW3
Pipeline pressure
NONE

Named schemes (500m)

Development Site At 1, Queens Grove, 12-22 Finchley Road, NW8 6EB66 homes
completed
59 - 65, 59 - 65, Belsize Road, NW6 4BE54 homes
completed
17, Hilgrove Road, London, NW6 4TH50 homes
completed
154, 154, Loudoun Road, NW8 0DJ42 homes
completed
43-53, 43-53, MARLBOROUGH HILL, NW835 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 0ND

Full postcodeNW8 0ND
Postcode districtNW8
BoroughLondon Borough of Westminster
WardAbbey Road
Latitude51.538562
Longitude-0.178329
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