Abbey Road · Westminster · Cities of London and Westminster constituency · 51.52570, -0.17691

NW8 8JA— Abbey Road, Westminster

Location and area intelligence for NW8 8JA, Abbey Road, Westminster

The overachiever's postcode

 

Top 5% LondonSchools 100%Safety 73/100Transport 69/100Low yield 3.00%⚠ Knotweed sites nearby

Best for: Families, Young professionals

Compare areas

Strong, well-rated schools set this area apart

Liveability
78
Safety
73
Schools
90
Transport
69
Environment
56
Investment
48

The bottom line

NW8 8JA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £1,050,000 median — strong value for Families and Young professionals who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

NW8 8JA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London avg price+101.9% vs London avg
vs London income-1.7% vs London avg
vs London crime+16.0% vs London avg

Deep-dive guides for NW8 8JA

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

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“The overachiever's postcode”

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How NW8 8JA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Gateway Academy

Good · Inspected Oct 2022 · 5 min walk

KS2: 104.3

—

Secondary

Marylebone Boys' School

Not yet inspected · 9 min walk

P8: +0.17A8: 52.2

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 · 8 min walk

8 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

75.7 incidents per 1,000 residents

Higher crime than 58% of London
↑ Rising 1275.0%

-83% vs borough

Crime by type

Anti-social behaviour29%
Other27%
Violence & sexual offences19%
Vehicle crime10%
Theft6%
Burglary5%
Drug offences2%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

10

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Paddington Fire Station · 761m

Crime is +16% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£1,050,000

Median sale price

Top 25% — 102% above London median

£1,050,000 is 102% above the London median (£520,000)

+130.5%

This year

Flat

Dominant type

Price history

5-year change
+95.5%
Sales (24 months)5
New build0.0%
Avg flat£1,050,000
Price per m²£15,556/m²
Price per ft²£1,445/ft²
Avg floor area67.3 m²

EPC breakdown

B
1%
C
10%
D
10%
E
6%

Based on 27 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

Stamp duty

Standard buyer£46,250
First-time buyerFTB
£46,250
Additional propertyBTL/2nd
£77,750

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

25.4×

Price-to-income

£5,253/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£168,250
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 EAnnual charge £1,107
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+8.4%

Total change

+951%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.6%

per year

Acceleration

-153.26

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 37 sales

Property Type Mix

Total: 37 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£98k£129k+31.6%2
Post-dot-com plateau2001–2004£184k£325k+77.1%2.3
Pre-crash peak2005–2006£267k£365k+36.7%2.5
GFC & correction2008–2012£480k£750k+56.2%1.3
Help-to-Buy recovery2013–2016£498k£500k+0.5%1
Pandemic surge2020–2021£324k£537k+65.6%1.5
Rate-rise correction2022–2023£1.18m£447k-62%1
Current market2024–2025£1.10m£1.03m-6.6%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2% alpha

Flat/maisonette+2% α
Local
8.4%
District
6.4%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

47out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing4
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 80% of London
Warwick Avenue Underground StationBakerloo line
6.3 min walk
London Paddington→ Paddington
0 min

Nearby stations

Warwick Avenue Underground StationBakerloo
7 min walk
Edgware Road (Bakerloo) Underground StationBakerloo
10 min walk
Maida Vale Underground StationBakerloo
10 min walk
Paddington (H&C Line)-UndergroundCircle · Hammersmith & City
11 min walk
Edgware Road (Circle Line) Underground StationCircle · District
11 min walk
No bus stops within 400m

68

Walkability score

288

Footpaths (500m)

23

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge36 min ↑
Victoria ★31 min
Waterloo37 min ↓
Canary Wharf46 min ↑
City40 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)

21

EV chargers (800m)

Total spaces (800m)65
Nearest car park149m
Santander docks (800m)23
Nearest cycle dock0.1 km

Nearby car parks

🅿️
NCP Car Park London Maida Vale65 spaces
373m

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: 1.0 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 4.8 km

Energy

Solar: 853 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

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 yield852.5 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

WESTMINSTER LD PARTNERSHIP

MEZZANINE FLOOR, 215-219 LISSON GROVE, NW8 8LW

4 min walk

11

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 853 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

120

Parks (1km)

36

Restaurants (800m)

12

Cafes (800m)

5

Pubs (400m)

6

Pharmacies (800m)

3

Gyms (1km)

6

Sports (1km)

5

Convenience

Nearest supermarketAldi · 197 m
1 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

173m

Post office

Nearby shops

Provenance Village Butcher130 m
All Greens165 m
GAIL's188 m
Jay's208 m

Nearby cafes

D1 Coffee112 m
Myra Chocolate123 m
Caffè Nero170 m
Loyal cafe332 m

Nearby restaurants

Ember128 m
Cafe Laville132 m
Crocker's Folly134 m
Maguro138 m

Nearby pubs

LV lounge111 m
Windsor Castle141 m
Cru '78152 m
The Eagle160 m

Nearby gyms

Little Venice Sports Centre357 m
Lisson Green Outdoor Gym704 m
Little Venice Pilates & Physiotherapy707 m
12x3 Gym738 m

Nearby pharmacies

Remedy's Pharmacy120 m
Curie Chemist160 m
Boots211 m
Dales Pharmacy429 m

Nearby health

Abi Dental Care126 m
Yourdental Wellness156 m
Fortes Clinic193 m
Maida Smiles428 m
Food hygiene (5-star)48% of 126

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
1
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

PAVLOVIC CONSULTING LTD

Investment

Investment grade, yield and market outlook

48

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
3.0% (low)London avg: 3.8%Below average yield — bottom 62%
Gentrification score54/100
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

77.4

Price growth score

B
High

Development pressure

High

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route6,278m
Crossrail 2 route2,927m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,395 nationally

1,454

Est. population

23,001/km²

54%

Employed

61%

Degree educated

£41,300

Median income

2.7%

Claimant rate

Urban coreVery high densityYoung professionals

30

Community stability

Age profile

13%
31%
21%
15%
19%
Under 1813%
18–3431%
35–4921%
50–6416%
65+19%

Tenure

19%
47%
21%
Own outright19%
Own (mortgage)12%
Private rent47%
Social rent21%
Shared ownership0%
Rent free1%

Ethnicity

25%
31%
19%
White British25%
White Other31%
Asian19%
Black8%
Mixed5%
Other13%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine10%
No car household71%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Private rent47%
Social rent21%

vs. London

Income vs London-1.7%
Price vs London+101.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
139
Live planning apps (800m)
34
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
82
Planning apps (3 years)
47
Local approval rate
76%
Borough approval rate
85%
Opportunity area
No
CIL rate (residential)
£500/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
9
Under construction
0
Completed (3yr)
188
Largest scheme
335 homes · Former North Westminster Community School, Former North Westminster Community School, North Wharf Road, W2 1LF
Pipeline pressure
LOW

Named schemes (500m)

CLARENDON COURT (6-30), CLARENDON COURT (6-30), MAIDA VALE, W9100 homes
completed
466-490, 466-490, Edgware Road, W2 1EL76 homes
completed
124, 124, Hall Place, W2 1NE60 homes
completed
PSYCHIATRIC HOSPITAL, 4, PSYCHIATRIC HOSPITAL, 4, MAIDA VALE, W9 1RS57 homes
completed
TELEPHONE EXCHANGE, 17, TELEPHONE EXCHANGE, 17, HALL ROAD, NW850 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£1,050,000)

£46,250

Standard buyer

£46,250

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for NW8 8JA

Full postcodeNW8 8JA
Postcode districtNW8
BoroughLondon Borough of Westminster
WardAbbey Road
Latitude51.525699
Longitude-0.176911
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