Abbey Road · Westminster · Queen's Park and Maida Vale constituency · 51.53500, -0.17886

NW8 0PG— Abbey Road, Westminster

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

The practical family move

 

Top 5% LondonSchools 100%Safety 84/100Transport 60/100Yield 4.00%

Best for: Families

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Strong for families — high safety and school scores

Liveability
76
Safety
84
Schools
95
Transport
60
Environment
54
Investment
63

The bottom line

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

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Location

NW8 0PG

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 0PG

🛡️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 0PG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

St Joseph's RC Primary School

Outstanding · Inspected Apr 2024 · 11 min walk

KS2: 107.3

★★

Secondary

Harris Academy St John's Wood

Good · Inspected Nov 2019 · 4 min walk

P8: +0.53A8: 50.9

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 17 min walk

3 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Paddington Fire Station · 1.7km

Crime is 29% below London average

Property

Prices, sales volume and market trends

Avg floor area218.8 m²

EPC breakdown

C
4%
D
3%
E
2%
F
1%

Based on 10 properties · Confidence: medium

Street mix

Terraced 61%Detached 28%Flat 11%

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£547,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1995–2016 · CAGR

+12.1%

Total change

+1010%

Market Activity

Price Velocity & Acceleration

Current Velocity

+74.2%

per year

Acceleration

+97.06

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £700k+ · 18 sales

Property Type Mix

Total: 18 sales

Detached27.8%
Terraced61.1%
Flat/maisonette11.1%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£415k£805k+94%1.4
Pre-crash peak2005–2005£1.36m£1.36m+0%1
GFC & correction2008–2012£2.04m£5.18m+153.7%1.2
Help-to-Buy recovery2013–2016£3.42m£4.61m+34.5%1.7

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
3.3 min walk
South Hampstead

Nearby stations

St. John's Wood Underground StationJubilee
4 min walk
South Hampstead Rail StationLioness
9 min walk
South HampsteadNational Rail
9 min walk
Maida Vale Underground StationBakerloo
9 min walk
Kilburn High Road Rail StationLioness
12 min walk
No bus stops within 400m

44

Walkability score

26

Footpaths (500m)

10

Santander docks (800m)

0.3 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

28

Car parks (800m)

3

EV chargers (800m)

Nearest car park93m
Santander docks (800m)10
Nearest cycle dock0.3 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 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: 1.9 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 52%
Less green space than 81% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.8 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

ST JOHNS WOOD MEDICAL PRACTICE

BRAMPTON HOUSE, 60 GROVE END ROAD, NW8 9NH

4 min walk

86%

Recommend GP

86%

Overall GP experience

10

GPs within 1km

7

Dentists within 1km

5

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 331 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 2.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

110

Parks (1km)

14

Restaurants (800m)

12

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Clifton (450 m)

Nearest supermarketPanzer's Delicatessen · 488 m
2 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)

1

Cinemas (2km)

228m

Post office

Nearby shops

A. D. Food & Wine451 m
Monocle465 m
Londis469 m
Nicolas543 m

Nearby cafes

Caffe Bianco202 m
Vera's208 m
Helterskelter340 m
Yugen360 m

Nearby restaurants

Ritu183 m
L'Aventure189 m
PizzaExpress201 m
Cent Anni280 m

Nearby pubs

The Clifton450 m
The Ordnance Arms519 m
The Duke Of York530 m
Elgin687 m

Nearby gyms

Pilates Tonic241 m
Heartcore Fitness285 m
Feel Electric502 m
1 Rebel598 m

Nearby pharmacies

Holmes Chemist368 m
Hodgetts Chemist493 m
St Johns Wood Pharmacy553 m
Courtenay Chemists720 m

Nearby health

St. John's Wood Orthodontic Clinic321 m
Hospital of St John and St Elizabeth331 m
St John's Wood Medical Practice384 m
Abbey Road Dental497 m
Food hygiene (5-star)49% of 66

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ACTIONABLE ADVICE LIMITED

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

56.1

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,987m
Crossrail 2 route3,273m

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)
195
Live planning apps (800m)
45
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
86
Planning apps (3 years)
73
Local approval rate
69%
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)
14
Largest scheme
113 homes · 20, 20, ABBEY ROAD, NW8
Pipeline pressure
NONE

Named schemes (500m)

20, 20, ABBEY ROAD, NW8113 homes
completed
Development Site At 1, Queens Grove, 12-22 Finchley Road, NW8 6EB66 homes
completed
43-53, 43-53, MARLBOROUGH HILL, NW835 homes
completed
10, 10, FINCHLEY ROAD, NW822 homes
completed
ABBEY HALL GARAGE, 9, ABBEY HALL GARAGE, 9, ABBEY ROAD, NW821 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 0PG

Full postcodeNW8 0PG
Postcode districtNW8
BoroughLondon Borough of Westminster
WardAbbey Road
Latitude51.535001
Longitude-0.178860
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