Abbey Road · Westminster · Queen's Park and Maida Vale constituency · 51.53739, -0.18468

NW8 0RF— Abbey Road, Westminster

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

The practical family move

 

Top 8% LondonSchools 100%Safety 77/100Transport 48/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
74
Safety
77
Schools
60
Transport
48
Environment
54
Investment
53

The bottom line

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

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Location

NW8 0RF

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+31.0% vs London avg

Deep-dive guides for NW8 0RF

🛡️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 0RF 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 · 7 min walk

KS2: 104.6

—

Secondary

St George's Catholic School

Not yet inspected · Inspected Jan 2025 · 7 min walk

P8: +0.70A8: 55.9

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

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

85.3 incidents per 1,000 residents

Higher crime than 65% of London
→ Stable

-81% vs borough

Crime by type

Other29%
Violence & sexual offences19%
Vehicle crime15%
Anti-social behaviour14%
Burglary11%
Theft5%
Robbery4%
Drug offences4%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 1.7km

Crime is +31% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£9,698/m²
Price per ft²£901/ft²
Avg floor area94.5 m²

EPC breakdown

B
1%
C
7%
D
4%
E
1%

Based on 13 properties · Confidence: medium

Street mix

Semi 8%Terraced 62%Flat 23%Other 8%

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£236,250
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
RoofFlat, insulated (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £1,107
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+3%

Total change

+142%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.5%

per year

Acceleration

+35.43

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £450k–£500k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached8.3%
Terraced66.7%
Flat/maisonette25%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£385k£250k-35.1%1.7
Post-dot-com plateau2004–2004£500k£500k+0%1
Pre-crash peak2006–2006£490k£490k+0%1
Help-to-Buy recovery2015–2015£993k£993k+0%1
Brexit uncertainty2017–2017£960k£960k+0%1
Pandemic surge2021–2021£1.20m£1.20m+0%1
Rate-rise correction2023–2023£865k£865k+0%1
Current market2025–2025£930k£930k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

52

Walkability score

89

Footpaths (500m)

2

Santander docks (800m)

0.5 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

29

Car parks (800m)

4

EV chargers (800m)

Nearest car park102m
Santander docks (800m)2
Nearest cycle dock0.5 km

Connectivity

Broadband and mobile coverage

89%

Full fibre

89%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download469 Mbps
Superfast coverage89%
All operators 5G97%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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 82% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.7 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

ABBEY MEDICAL CENTRE

85 ABBEY ROAD, NW8 0AG

1 min walk

94%

Recommend GP

94%

Overall GP experience

5

GPs within 1km

7

Dentists within 1km

4

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 814 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

100

Parks (1km)

23

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

9

Gyms (1km)

26

Sports (1km)

3

Convenience

Nearest supermarketMilad Supermarket · 438 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)

303m

Post office

Nearby shops

Londis29 m
A. D. Food & Wine38 m
Sainsbury's Local318 m
Queens Food & Wine440 m

Nearby cafes

Gourmet Grind18 m
London Coffee Bank36 m
Dawn Seal66 m
Zebra X75 m

Nearby restaurants

ThongLor33 m
Hiro46 m
Mamma Santissima47 m
Almas57 m

Nearby pubs

The Clifton169 m
The Studio443 m
Queens Arms455 m
The Priory Tavern472 m

Nearby gyms

Feel Electric20 m
Pilates Tonic304 m
Bannatyne Health Club443 m
énergie fitness499 m

Nearby pharmacies

Hodgetts Chemist31 m
Holmes Chemist681 m
Vineyard Pharmacy813 m
Boots1.0 km

Nearby health

Abbey Road Dental33 m
Belsize Priory Health Centre352 m
The Dental Design Studio444 m
St. John's Wood Orthodontic Clinic648 m
Food hygiene (5-star)51% of 81

Business

Local businesses registered here

Active businesses
3
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

A

High street health

Registered businesses

KAYA COLLECTIVE LTD
LECHAYIM INVESTMENT SERVICES LIMITED
MONEYCIRCUIT LTD

Investment

Investment grade, yield and market outlook

53

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 score23/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months1

Rental market

Very High

Demand

Very 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

56.4

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,469m
Crossrail 2 route3,731m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,070 nationally

2,321

Est. population

10,768/km²

65%

Employed

69%

Degree educated

£44,900

Median income

1.3%

Claimant rate

Inner cityHigh densityYoung professionals

29

Community stability

Age profile

21%
28%
25%
16%
Under 1821%
18–3428%
35–4925%
50–6416%
65+10%

Tenure

20%
18%
55%
Own outright20%
Own (mortgage)18%
Private rent55%
Social rent7%
Shared ownership0%

Ethnicity

32%
34%
13%
13%
White British32%
White Other34%
Asian13%
Black3%
Mixed5%
Other13%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine9%
No car household53%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent55%
Social rent7%

vs. London

Income vs London+6.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
170
Live planning apps (800m)
39
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
61
Planning apps (3 years)
67
Local approval rate
67%
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)
18
Largest scheme
195 homes · Oxford Road, NW6 5SN
Pipeline pressure
NONE

Named schemes (500m)

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
16, 16, Greville Road, London, NW6 5JA5 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 0RF

Full postcodeNW8 0RF
Postcode districtNW8
BoroughLondon Borough of Westminster
WardAbbey Road
Latitude51.537393
Longitude-0.184677
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