Abbey Road · Westminster · Cities of London and Westminster constituency · 51.53728, -0.17538

NW8 6EP— Abbey Road, Westminster

Location and area intelligence for NW8 6EP, Abbey Road, Westminster

The practical family move

 

Top 5% LondonSchools 100%Safety 75/100Transport 64/100Yield 4.00%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
80
Safety
75
Schools
90
Transport
64
Environment
54
Investment
68

The bottom line

NW8 6EP offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Investors.

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Location

NW8 6EP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-0.7% vs London avg
vs London crime+60.0% vs London avg

Deep-dive guides for NW8 6EP

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

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How NW8 6EP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St John's Wood Primary School

Good · Inspected Sept 2019 · 8 min walk

KS2: 107.4

★★

Secondary

Harris Academy St John's Wood

Good · Inspected Nov 2019 · 1 min walk

P8: +0.53A8: 50.9

100% of local schools rated Good or Outstanding · based on 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 18 min walk

2 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

103.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

-76% vs borough

Crime by type

Other25%
Violence & sexual offences20%
Anti-social behaviour17%
Theft13%
Vehicle crime10%
Burglary6%
Drug offences4%
Robbery4%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 2.0km

Crime is +60% above London average

Property

Prices, sales volume and market trends

Avg floor area116 m²

EPC breakdown

D
3%
E
2%

Based on 5 properties · Confidence: low

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£290,000
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2013 · CAGR

+13%

Total change

+522%

Market Activity

Price Velocity & Acceleration

Current Velocity

+28.1%

per year

Acceleration

-91.90

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£249k£375k+50.6%1
Post-dot-com plateau2001–2001£450k£450k+0%1
Pre-crash peak2005–2005£550k£550k+0%1
GFC & correction2011–2011£1.21m£1.21m+0%1
Help-to-Buy recovery2013–2013£1.55m£1.55m+0%1

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 5

Very Good

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

Nearby stations

St. John's Wood Underground StationJubilee
4 min walk
South Hampstead Rail StationLioness
7 min walk
South HampsteadNational Rail
7 min walk
Swiss Cottage Underground StationJubilee
9 min walk
Maida Vale Underground StationBakerloo
14 min walk
No bus stops within 400m

49

Walkability score

88

Footpaths (500m)

9

Santander docks (800m)

0.4 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

23

Car parks (800m)

2

EV chargers (800m)

Nearest car park74m
Santander docks (800m)9
Nearest cycle dock0.4 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 2.0 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 64%
Less green space than 81% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.5 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

5 min walk

86%

Recommend GP

86%

Overall GP experience

10

GPs within 1km

9

Dentists within 1km

5

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 447 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

115

Parks (1km)

22

Restaurants (800m)

14

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

6

Gyms (1km)

14

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Ordnance Arms (316 m)

Nearest supermarketPanzer's Delicatessen · 476 m
1 tennis courts2 swimming pools5 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)

540m

Post office

Nearby shops

Tesco Express445 m
Monocle453 m
Nicolas479 m
Kent & Sons517 m

Nearby cafes

Helterskelter311 m
Hagen450 m
Notes454 m
GAIL's Bakery469 m

Nearby restaurants

Cent Anni260 m
Pret A Manger444 m
Maido451 m
Motcombs469 m

Nearby pubs

The Ordnance Arms316 m
The Duke Of York442 m
The Arches Wine Bar & Restaurant640 m
The Clifton696 m

Nearby gyms

Heartcore Fitness165 m
Pilates Tonic540 m
1 Rebel548 m
Swiss Cottage Leisure Centre Swimming Pool599 m

Nearby pharmacies

St Johns Wood Pharmacy475 m
Hodgetts Chemist637 m
Courtenay Chemists691 m
Holmes Chemist700 m

Nearby health

St. John's Wood Orthodontic Clinic42 m
Hospital of St John and St Elizabeth447 m
St John's Wood Medical Practice495 m
SmileMore Dental Care508 m
Food hygiene (5-star)60% of 92

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

68

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

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Future outlook

63.7

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,965m
Crossrail 2 route3,112m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,323 nationally

1,408

Est. population

7,713/km²

56%

Employed

70%

Degree educated

£41,700

Median income

1.3%

Claimant rate

Urban coreHigh densityYoung professionals

35

Community stability

Age profile

24%
21%
24%
15%
16%
Under 1824%
18–3421%
35–4924%
50–6415%
65+16%

Tenure

33%
13%
47%
Own outright33%
Own (mortgage)13%
Private rent47%
Social rent6%
Shared ownership1%

Ethnicity

22%
25%
30%
13%
White British22%
White Other25%
Asian30%
Black4%
Mixed6%
Other13%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine7%
No car household47%
Unemployed3%
No qualifications12%

Housing tenure (Census 2021)

Private rent47%
Social rent6%

vs. London

Income vs London-0.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
202
Live planning apps (800m)
37
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
73
Planning apps (3 years)
57
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)
11
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
43-53, 43-53, MARLBOROUGH HILL, NW835 homes
completed
THE ROSSETTI PUBLIC HOUSE, 23, THE ROSSETTI PUBLIC HOUSE, 23, QUEENS GROVE, NW823 homes
completed
10, 10, FINCHLEY ROAD, NW822 homes
completed
1-1A, 1-1A, QUEENS GROVE, QUEENS TERRACE (1), NW816 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
15.2%
Ward turnout
38%
Election year
2026
MP
Rachel Blake (Labour (Co-op))
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 6EP

Full postcodeNW8 6EP
Postcode districtNW8
BoroughLondon Borough of Westminster
WardAbbey Road
Latitude51.537276
Longitude-0.175381
Parliamentary constituencyCities of London and Westminster
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