Abbey Road · Westminster · Cities of London and Westminster constituency · 51.52688, -0.17531

NW8 8UL— Abbey Road, Westminster

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

High-connectivity investment target

 

Top 13% LondonSchools 100%Safety 73/100Transport 53/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
72
Safety
73
Schools
90
Transport
53
Environment
56
Investment
50

The bottom line

NW8 8UL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

NW8 8UL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

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

Deep-dive guides for NW8 8UL

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

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“High-connectivity investment target”

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How NW8 8UL 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 · 4 min walk

KS2: 104.3

—

Secondary

Marylebone Boys' School

Not yet inspected · 11 min walk

P8: +0.17A8: 52.2

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 7 min walk

6 primaries · 1 secondaries · 1 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

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

6

Serious within 200m

MEDIUM pedestrian risk3 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 933m

Crime is +16% 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£8,940/m²
Price per ft²£831/ft²
Avg floor area59.6 m²

EPC breakdown

B
2%
C
4%
D
8%
E
3%

Based on 17 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

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 yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£149,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingSingle glazed
Council tax band Band EAnnual charge £1,107
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.9%

Total change

+451%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.0%

per year

Acceleration

+33.46

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £75k–£100k · 20 sales

Property Type Mix

Total: 20 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£98k£200k+104.1%1.6
Post-dot-com plateau2001–2003£195k£250k+28.2%1.3
GFC & correction2008–2009£265k£280k+5.7%1
Help-to-Buy recovery2013–2016£441k£520k+18%1.3
Brexit uncertainty2017–2017£450k£450k+0%1
Current market2025–2025£540k£540k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.2% alpha

Flat/maisonette+1.2% α
Local
11.1%
District
9.9%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position100

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
10.3 min walk
London Paddington→ Paddington
0 min

Nearby stations

Warwick Avenue Underground StationBakerloo
9 min walk
Maida Vale Underground StationBakerloo
10 min walk
Edgware Road (Bakerloo) Underground StationBakerloo
10 min walk
St. John's Wood Underground StationJubilee
11 min walk
Edgware Road (Circle Line) Underground StationCircle · District
12 min walk
No bus stops within 400m

63

Walkability score

319

Footpaths (500m)

22

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

21

Car parks (800m)

20

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)65
Nearest car park263m
Santander docks (800m)22
Nearest cycle dock0.1 km

Nearby car parks

🅿️
NCP Car Park London Maida Vale65 spaces
425m

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
NoiseVERY HIGH
road
Among London's noisiest areas
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 — 4.7 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

3 min walk

11

GPs within 1km

11

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 711 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

142

Parks (1km)

31

Restaurants (800m)

10

Cafes (800m)

3

Pubs (400m)

7

Pharmacies (800m)

6

Gyms (1km)

9

Sports (1km)

1

Convenience

Nearest supermarketAldi · 310 m
1 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

324m

Post office

Nearby shops

Provenance Village Butcher274 m
All Greens303 m
GAIL's329 m
Jay's352 m

Nearby cafes

D1 Coffee234 m
Myra Chocolate262 m
Caffè Nero310 m
Loyal cafe417 m

Nearby restaurants

Crocker's Folly125 m
Ember257 m
Akash280 m
Cafe Laville289 m

Nearby pubs

Lord's Tavern198 m
LV lounge274 m
Cru '78288 m
Windsor Castle296 m

Nearby gyms

Little Venice Sports Centre503 m
Lisson Green Outdoor Gym618 m
1 Rebel784 m
The Greenhouse Centre848 m

Nearby pharmacies

Remedy's Pharmacy262 m
Curie Chemist305 m
Boots366 m
Dales Pharmacy502 m

Nearby health

Abi Dental Care290 m
Yourdental Wellness293 m
Fortes Clinic335 m
Maida Smiles475 m
Food hygiene (5-star)40% of 125

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
44

High street

E

High street health

Registered businesses

ACCESS GEN AI LTD
TIMO FUKAR LTD

Investment

Investment grade, yield and market outlook

50

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 months0

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

4/100

Velocity score

Future outlook

65.2

Price growth score

B
High

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route6,255m
Crossrail 2 route2,845m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
128
Live planning apps (800m)
35
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
70
Planning apps (3 years)
44
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)
2

Housing pipeline (800m)

Homes approved
9
Under construction
0
Completed (3yr)
192
Largest scheme
282 homes · Dora House, 60, St John's Wood Road, NW8 7HN
Pipeline pressure
LOW

Named schemes (500m)

LISSON GREEN ESTATE, 1-13, LISSON GREEN ESTATE, 1-13, GRENDON STREET, TRESHAM CRESCENT (13-26), NW1 6LF225 homes
completed
30-34, 30-34, ST JOHN'S WOOD ROAD, NW8 8QP117 homes
completed
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

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 8UL

Full postcodeNW8 8UL
Postcode districtNW8
BoroughLondon Borough of Westminster
WardAbbey Road
Latitude51.526879
Longitude-0.175307
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